HomeMy WebLinkAboutTB Packet 2017-04-10 MEETING OF THE ITHACA TOWN BOARD
April 10, 2017
Agenda
1. Call to order and Pledge of Allegiance
2. Presentation—Tree Inventory and Forest Assessment Grant Project—Lance Ebel
3. Persons to be heard and Board Comments
4. 5:30 p.m. Public hearing to adopt a proposed local law entitled "Amending Chapter 184
of the Town of Ithaca code, titled"Noise,"regarding Noise Permit Applications"
a. Consider adoption
5. 5:30 p.m. Public Hearing regarding an application for noise permit(s) for known events
happening at LaTourelle and Firelight Camps; five weddings, one birthday, one formal
dinner dance, one concert band, one happy hour event and weekly Tuesday music at the
campsites, 1150 Danby Rd, and be it further
a. Consider approval
6. Discuss and consider authorize for the Supervisor to sign and agreement with the City of
Ithaca concerning building permits for 412 Worth Street
7. Acknowledge receipt and submission of the Cayuga Lake Watershed Restoration and
Protection Plan
8. Discuss and consider authorization for Public Works surplus items to be sent to auction
9. Discuss and consider authorization to enter into a contract with ConsultEcon, Inc. to
conduct an economic development feasibility study and development of a strategic plan
for the Inlet Valley/Elmira Road corridor
10. Consider Consent Agenda
a. Approval of Town Board Minutes
b. Approval of Town of Ithaca Abstract
c. Approval of Bolton Point Abstract
11. Report of Town Officials
12. Review of Correspondence
13. Adjourn
PLANNING DEPARTMENT MEMORANDUM
TO: TOWN BOARD MEMBERS
FROM: MICHAEL SMITH, SENIOR PLANNER
DATE: APRIL 5, 2017
RE: TREE INVENTORY & FOREST ASSESSMENT PROJECT— FINAL REPORT
URBAN AND COMMUNITY FORESTRY GRANT PROGRAM
As you may recall, in 2015 the Town received funding ($23,000) from the Urban and
Community Forestry Grants Program to conduct a complete tree inventory within the right-of-
way of Town owned roads, a forest assessment of the Town's parks and preserves and a hazard
tree inspection along the multiuse trails and walkways of the Town. The Town has been
working with Lance Ebel from Newleaf Environmental LLC on this project, which is now close to
being completed. Lance will be attending the April 101h Town Board meeting to discuss what he
did and the general results of the project.
For the tree inventory portion of the project, they identified 766 trees which are located within
the Town road right-of-ways and along the Town trails and walkways. This information was
inputted into the i-Tree software (i-Tree Streets), which is a free software developed by the
USDA Forest Service. This software is an analysis tool that uses the tree inventory data. The
attached spreadsheet (Complete Population of Public Trees) shows the species, size (DBH -
Diameter at Breast Height) and numbers of trees inventoried for this project.
For the forest assessments, they visited all eighteen of the Town parks and six of the preserves
and created a report on each one. Each ecological assessment report contains information
related to topography, soils, hydrologic characteristics, ecological classification, forest health,
habitat assessments (forest, fish and wildlife), species diversity, native species, plant lists and
invasive plant lists. As an example, attached is the report for the Dress Woods Preserve. If you
would like to see any other specific park or preserve reports, please let me know. I anticipate
that all of these reports will eventually be available on the Town's website.
Please contact me if you have any questions prior to the April 101h Town Board meeting.
Ithaca Page 1 of 2
Complete Population of Public Trees
4/3/2017
DBH Class(in)
Species 0-3 3-6 6-12 12-18 18-24 24-30 30-36 36-42 >42 Total Standard
Error
Broadleaf Deciduous Large(BDL)
White ash 14 29 23 16 6 1 0 0 0 89(f0)
Sugar maple 5 12 22 23 2 4 0 1 0 69(f0)
Black walnut 1 23 22 10 2 0 0 1 0 59(f0)
Black birch 1 15 22 8 0 1 0 0 0 47(f0)
Norway maple 2 12 9 13 6 0 0 0 0 42(f0)
Eastern cottonwood 0 3 4 19 9 4 1 0 0 40(f0)
Black locust 1 5 7 18 6 1 1 1 0 40(f0)
Northern red oak 0 1 7 6 12 2 2 0 0 30(f0)
Honeylocust 1 2 12 11 0 0 0 0 0 26(f0)
Shagbark hickory 0 4 8 4 1 0 2 0 0 19(f0)
Black cherry 1 6 5 1 5 1 0 0 0 19(f0)
Bigfooth aspen 0 1 3 9 5 0 0 0 0 18(f0)
Sweetgum 0 1 9 7 0 0 0 0 0 17(f0)
Silver maple 0 1 4 3 3 0 2 0 0 13(f0)
Ash 0 2 9 1 0 0 0 0 0 12(f0)
Quaking aspen 0 3 0 2 2 0 0 0 0 7(f0)
Green ash 0 1 4 2 0 0 0 0 0 7(f0)
Black oak 0 1 0 1 2 0 2 0 0 6(f0)
Butternut 0 0 0 2 4 0 0 0 0 6(f0)
American elm 0 1 1 2 0 0 0 0 0 4(f0)
Horsechestnut 0 0 1 2 0 0 0 0 0 3(f0)
American basswood 0 1 2 0 0 0 0 0 0 3(f0)
Chinese elm 0 0 1 1 0 0 0 0 0 2(f0)
Yellow birch 0 1 1 0 0 0 0 0 0 2(f0)
Tulip tree 0 0 0 1 1 0 0 0 0 2(f0)
American sycamore 0 0 1 0 1 0 0 0 0 2(f0)
White oak 0 0 0 0 1 1 0 0 0 2(f0)
Pignut hickory 0 0 1 0 0 0 0 0 0 1(f0)
Bitternut hickory 0 0 1 0 0 0 0 0 0 1(f0)
BDL OTHER 0 0 0 1 0 0 0 0 0 1(f0)
Northern hackberry 0 0 0 1 0 0 0 0 0 1(f0)
American beech 1 0 0 0 0 0 0 0 0 1(f0)
European larch 0 0 0 1 0 0 0 0 0 1(f0)
Total 27 125 179 165 68 15 10 3 0 592(±0)
Broadleaf Deciduous Medium(BDM)
Boxelder 2 4 7 3 1 1 0 0 0 18(f0)
Littleleaf linden 0 2 3 5 4 3 0 0 0 17(f0)
Black willow 1 1 0 4 3 1 2 0 1 13(f0)
Red maple 0 2 6 0 0 1 0 0 0 9(f0)
Sweet cherry 0 2 3 2 1 0 0 0 0 8(f0)
Slippery elm 0 0 0 0 1 0 0 4 0 5(f0)
European hornbeam 0 1 0 0 0 0 0 0 0 1(f0)
European white birch 1 0 0 0 0 0 0 0 0 1(f0)
Total 4 12 19 14 10 6 2 4 1 72(t0)
Broadleaf Deciduous Small(BDS)
Apple 1 10 5 3 1 0 0 0 0 20(f0)
Common pear 0 0 1 4 0 0 0 0 0 5(f0)
Hawthorn 0 0 2 0 0 0 0 0 0 2(f0)
Staghorn sumac 1 0 0 0 0 0 0 0 0 1(f0)
Eastern redbud 0 1 0 0 0 0 0 0 0 1(f0)
Goldenrain tree 0 0 0 1 0 0 0 0 0 1(f0)
Total 2 11 8 8 1 0 0 0 0 30(t0)
Conifer Evergreen Large(CEL)
Norway spruce 0 4 8 5 1 0 1 0 0 19(f0)
Scotch pine 0 4 4 1 2 0 0 0 0 11(f0)
Eastern white pine 1 0 5 3 1 0 0 0 0 10(f0)
Balsam fir 0 0 6 0 1 0 0 0 0 7(f0)
White spruce 0 1 1 4 0 0 0 0 0 6(f0)
Pine 0 1 5 0 0 0 0 0 0 6(f0)
Blue spruce 0 1 2 1 1 0 0 0 0 5(f0)
Ithaca Page 2 of 2
Complete Population of Public Trees
4/3/2017
DBH Class(in)
Species 0-3 3-6 6-12 12-18 18-24 24-30 30-36 36-42 >42 Total Standard
Error
Black spruce 0 0 0 1 0 0 0 0 0 1(f0)
Total 1 11 31 15 6 0 1 0 0 65(t0)
Conifer Evergreen Medium(CEM)
Atlantic white cedar 0 3 1 2 0 0 0 0 0 6(f0)
Northern white cedar 0 1 0 0 0 0 0 0 0 1(f0)
Total 0 4 1 2 0 0 0 0 0 7(t0)
Grand Total 34 163 238 204 85 21 13 7 1 766(t0)
Town of Ithaca Parks and Preserves
Ecological Assessment
Dress Woods Preserve
Plan Prepared by:
Newleaf Environmental LLC
140 Dassance Rd
Newfield, NY 14867
607 229 0272
www.newleafenvironmental.com
f ,
Dress Woods Preserve
Report date:
Dates of fieldwork:
Personnel on site visit:
2
Background and Resource Inventory
Parcel location
Dress Woods Preserve is located to the west of Ithaca at Culver Rd.The preserve is completely
forested, and considered in this assessment.The Preserve's location is presented below.
93.
a
300
I I
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a
z 251
Dress Woods Preserve location
3
Topography:Slope and Aspect
The Preserve consists primarily of an east facing slope, although ravines on the site create
conditions from flat to steep slopes. A topographical map with 2-foot intervals depicts the Park
Property below.
10
y
.o
Dress Woods Preserve topography
4
Hydrological Observations:Riparian Areas,Streams,Significant Wetlands and Water Bodies
There are no mapped state (DEC) or federally designated wetlands located in the Dress Woods
Preserve.The preserve does contain a riparian zone along a stream in the southern portion of
the property.The ecological community is significantly different from the rest of the parcel in
the riparian area.
l;l
J
NWI wetlands in vicinity of Dress Woods Preserve
5
Soils
r
An inventory of the site was accomplished using the USDA Web Soils Survey
(l�ttlp./{webs��ilsu�rven. c,a� ovausdaaov{A {WebSilSurver�„ax). Soils in Dress Woods
Preserve consist mainly of Langford channery silt loam (LaB) and Bath and Valois soils(BgC,
BgD). Full soil descriptions are included in Appendix C.The soils map below depicts soils at the
site.
R u
i
S
w
300
iLaB
fft
a dO
Dress Woods Preserve soils map
6
Ecological Classification
The entire 11.6 acres of Dress Woods Preserve is categorized as a Post-Agricultural Northern
Red Oak Forest.
Dress Woods Preserve includes the following habitat types:
Post-Agricultural Northern Red Oak Forest
Association with Broader landscape;Biophysical Region
The property is on the west hill of the Cayuga Lake inlet valley, southwest of Ithaca, NY, in
Tompkins County. It lies within the Cayuga Lake Watershed.The property is part of the
northern extent of the Appalachian mountains, within the area known as the Allegheny plateau.
There is mixed land use in the area, with suburban development being the dominant force. The
Coy Glen area has partially been preserved, leaving pockets of natural areas such as Dress
Woods Preserve.
Cultural Resources
There are no known cultural resources in or in the vicinity of Dress Woods Preserve. A NYSHPO
Cultural Resource Information Service search was accomplished as well as on-site inventory.
See tt s: cns. arks.n . ov for more information.
Recreational Activities
Dress Woods Preserve is primarily a natural area and forest.The seasons provide opportunity
for varied recreation such as walking/hiking, birding, and wildlife observation, however access
is limited.
7
Unique Natural Area:
An inventory of the site was accomplished using the Tompkins County Environmental Health
Mapper( ). Much of the Preserve is
in the Culver Creek Ravine and Woods Unique Natural Area.
Rare, Threatened and Endangered Species or Natural Communities
An inventory of the site was accomplished using the NY DEC Environmental Resource Mapper
( „Ia r ...de ....n ggy imsiglap ��„III �yi r._V°�tu�ru„).The Natural Heritage database shows no
historical records of rare, threatened or endangered species on this specific property. No such
species were noticed during the multiple site visits and forest inventory work conducted in
2015-2016. This does not mean that rare species do not exist here, as extensive surveys would
be required to rule them out.There is not a Natural Community on the property, however the
Coy Glen Natural Community is found north east of Dress Woods.
Forest Health:Implications for Ecosystem Health&Ecosystem Services
The forests and preserves around Ithaca play a major role in maintaining or improving the
water quality of local wetlands, streams, and Cayuga Lake by slowing the movement of soil
particles and nutrients from the land to waterways.The complex of root systems holds forest
soils in place, while canopy and mid-story tree and shrub foliage dissipate the force of raindrops
on the forest floor. In the warmer months, forest shade keeps soils cool and moist, providing
microclimates suitable for the maintenance of microbial communities that process and recycle
nutrients for forest growth and regeneration. Shade cast from forest trees also reduces stream
water temperatures, slowing down some chemical processes that can lead to increased release
of nutrients associated with water quality and habitat degradation. In the winter,the annual fall
deposits of spent leaves and woody debris blanket the forest floor.This mat of detritus warms
the soils, allowing the infiltration of melt water, and providing shelter for small animals and
microbes that act as decomposing agents during the growing season.These functions conserve
soil and recycle nutrients in the ecosystem.
Numerous studies of watersheds have provided evidence of the link between healthy forest
ecosystems and good water quality(Carlton 1990, Dunne and Leopold 1978). Rainfall
interception accounts for a reduction of 2-6%of flood-producing rainfall and 5%of the 40-45
inches of annual precipitation common in the eastern United States.Thick mats of annually
renewed organic detritus, which can hold many times its weight in moisture, increase the
water-holding capacity of the soils. Soil moisture is further conserved by the high shade of the
canopy, which reduces transpiration rates in the lower vegetation during the growing season
(18 inches of the 40-45 inches of annual precipitation common in the eastern U.S.). Forests also
intercept a variety of elements and materials that would otherwise be carried via runoff to
water bodies. These forest systems provide a line of defense against atmospheric deposition of
heavy metals and acids and intercept groundwater pollutants, rendering them harmless
through physical processes and chemical transformations. All ecosystem components
contribute to a forest's diversity and functional value, especially the quality and movement of
surface and groundwater through watersheds.These components include native trees, shrubs,
other woody and herbaceous plants, animals,fungi, and beneficial microorganisms, as well as
the non-living elements in the landscape.The maintenance of biological and structural diversity
reduces a forest's vulnerability to serious damage from major disturbances such as ice and wind
storms, insect infestations, and disease outbreaks, as well as from more frequent but minor
disturbances such as animal activities. Diversity also enhances the forest's resilience in
recovering from disturbance events. Forest diversity and vigor provide an efficient and effective
means of protecting water quality and watershed function.
Climate Change
Climate change is already having an observable and measurable impact on local forests, and it is
expected to make big impacts on the ecology of our region in the next few decades. Forest
types will transition to more southerly types that are acclimated to drought, higher annual
temperatures and wider extremes.The EPA projects widescale forest type shifts by the year
2070.
9
Recent Past Projected
1960-1990 2070-2100
I '
White-Red-Jack pine % Oak-Pine Maple-Reach-Birch
�UIII
Spruce-Fir 'Oak-Hickory Aspen-Birch
Longleaf-Slash Pine Oak-Gum-Cypress No Data
u� Loblolly-Shortlf Pine Elm-Ash-Cottonwood
This forest type map shows dramatic projected changes for our region. EPA 2016 '
Though these changes are hard to predict and will be mostly gradual, we can expect to see
cold-hardy trees such as maple and beech fading out of our area, with warm-site trees such as
oaks and hickories dominating the super canopy and new regeneration.There are many factors
that will influence overall forest condition, but the quickly changing climate will be the
foundation of overall changes.
The combination of local conditions, such as soil type, slope, aspect, wind protection, forest
maturity and forest type all play a major role in how climate changes will affect the forest.
Forest diseases and pests will also influence potentially dramatic changes in the forest.
10
Forest & Fish and Wildlife Habitat Assessments
Forest Assessment
The forest of Dress Woods Preserve is one single stand.The forest type is a Northern Red Oak
stand.The map below depicts the site.
f
Dress Woods Parcel and Forest Cover
11
Stand 1
Area: ll.6ac
Basal area: 115 S
Mean Stand Diameter: 16.7
Canopy Closure: High (7O-9S%)
Approx. Stand Age: Mixed Age Stand lOOyears
Stand Description
Fish and wildlife habitat assessment takes into consideration both forest structure and
composition.
Fish and Wildlife Habitat Assessment
Method: Quantitative wildlife habitat assessment measures six major parameters for habitat
health. Inventories were conducted by recording the number of species, vegetation layers,
number ofsnags/den trees, amount mflarge woody debris and condition ofthe soil. Properties -
were surveyed asawhole and average numbers per acre were recorded.
Species Diversity
This forest has been mostly untouched for 100 years.The stand that resulted from the previous
clearing was dominated by shade intolerant species, including Northern Red Oak,Tulip Poplar,
and Black Cherry.The stand exhibits good growth and form. Deer browse has limited herb,
shrub and regenerative growth.
Native Species of herbaceous and shrub layer
There was @ moderate amount /4-6/8cre\ ofnative species noted inthe herbaceous and shrub
layers.These include Asters, Goldenrods,Jewelweeds, as well as some spring ephennera|ssuch
asCanada Mayflower, Herb Robert and Trillium.
Native species provide food in the form of nectar, pollen, browse, insects, seeds and fruits.
They provide shelter from the elements.They promote healthy soils.
Vegetation Heights
The stand contains one to two vegetation heights, which is generally very low for structural
diversity in a forest stand.The optimum is 4 or 5 different heights of vegetation.This is a result
of the high canopy closure limiting light to the forest floor, as well as past silvicultural practices.
Without a range of tree ages, there is little diversity in structure.The herbaceous layer is
dominated by invasive plants. Deer populations are extremely high in this area, and the
resulting browse pressure has heavily influenced the herbaceous and shrub layers of this area.
Snags and Den Trees
The stand contains a moderate number of den and snag trees (4-6 per acre).
Snags provide roost sites for bats,feeding sites for woodpeckers and other birds, and perch
sites for raptors.They represent the process of nutrient cycling in the forest. Den trees provide
habitable cavities that provide shelter and nesting/brooding sites for birds and mammals.They
provide critical winter cover for wildlife.
Large Woody Debris
The stand contains a moderate amount of large woody debris on the forest floor(4-6 logs per
acre greater than 10" in diameter and longer than 6').
Large woody debris provides shelter for salamanders and other amphibians, as well as insects,
and spiders,to name a few. It represents the active process of nutrient cycling in the forest-the
debris will break down quickly and add to the fertility and structure of the soil.
6 13
Litter Layer and Surface Solis
The litter layer of the forest floor is moderate to deep (3-5 in average), with mineral soil visible
in very few areas. Soils are generally protected and healthy.There is some evidence of pit and
mound topography.
The litter layer and surface soils are the foundation of life in the forest.There is a great deal of
biological activity in this zone, including fungus,the seed bank, earthworms, and insects.
Healthy forest soils resist invasion of non-native species and promote a diverse, sustainable
forest ecosystem.
Regeneration
Regeneration is very low(less than 100 seedlings per acre)throughout, with heavy deer
pressure and competition from invasive shrubs impeding young tree growth.
Qualitative Ecological Assessment
Dress Woods Preserve exhibits a forest dominated by native Oaks,to a greater extent than
other Ithaca Town Parks and Preserves.The dominance of Oaks is pronounced in the park, and
habitat associations are based on this dominance.
A history of oak dominance in the forests of the NY and the mid-Atlantic region has generated a
number of interdependent relationships between oak trees and wildlife species. Global
warming is expected to increase this dominance into the future. Oaks are keystone species
because of their critical importance as reliable sources of abundant foods for wildlife. In
numerous ways, oaks also play a significant role in sustaining the health and productivity of
upland forests and forested wetlands (Fralish 2004).The annual deposition of lignin-rich leaves
that remain intact throughout the winter protect forest floor soils from the erosive forces of
precipitation, while providing shelter for the forest floor animal community(Johnson et al.
2002), (Finzi et al. 1998). Oak litter also helps to keep aquatic habitats from being fouled and
degraded by excessive sediment loading, while providing nourishment for a community of
aquatic macro invertebrate species(Sweeney 1993)that, in turn, provide an important food
14
source for fish. Oaks are more efficient than are other forest tree species in managing nutrient
recycling in the forest ecosystem. Oak-dominated forests throughout the eastern U.S.typically
express tighter control on nitrogen cycling than do beech/maple forests, releasing lower levels
of nitrates from organic forest floor litter to adjacent streams (Lovett et al. 2004).These
functions help to keep forest soils in place, to recharge groundwater,to maintain high quality
habitats for aquatic and terrestrial wildlife, and for the benefit of human communities as well.
One of the most visible, nutritious, and critically important wildlife foods is the acorn crop,
which is produced annually, but in much greater abundance in two to five year cycles called
mast years. Acorns are a preferred food for White-tailed Deer, Gray Squirrel, White-footed
Mouse,Wood Duck, Blue Jay, and some other large game birds and woodpeckers, but are also
consumed by foxes, raccoons and other omnivores, especially in the winter months when food
sources become scarce (Martin et al. 1961). Acorns also serve a duel role as food supply and
shelter for acorn weevil larvae that overwinter in the nuts, increasing the spring supply of foods
for insect eaters.The size of the acorn crop not only influences the number of offspring
produced by the feeding animals, but also the populations of their predator species, all of which
show the greatest increases, not only in population, but also in the health and fitness of the
young, in the spring following a mast year acorn crop.
Another plant source for wildlife is available in the buds, leaves and twigs that are directly
consumed by browsing mammals. Equally important, the leaves are also fed upon by adult
insects or their larvae, converting the plant food into more nutritious, protein-rich foods for
animals that may feed on the insects. At this level in the food web, oak foliage plays a crucial
role in the survival of the hatchlings of almost all eastern forest bird species.This group consists
of permanent residents as well as short and long distance migrants that include forest interior
dwelling species(FIDS).
Breeding activity in FIDS and other perching birds is timed to a steady supply of caterpillars,
many of which rely on the foliage of forest trees for their only food source (Holmes et al. 1991).
The caterpillars of 534 species of forest moths feed primarily on the young leaves of oak species
15
at a time when forest birds are foraging for hatchling food, most of which consists of
caterpillars (Tallamy, 2007).The availability of this critical food source depends, in turn, upon
the presence of an oak-dominated forest community. Oaks are also primary hosts for gall
wasps,whose larvae extend the food supply into the summer and fall (Cornell 1983). For all
these life-sustaining functions, oak forest communities anchor a complex food web that
supports the entire range of feeding levels,from herbivores to carnivores and omnivores in the
deciduous forests of the mid-Atlantic and southern regions.
Occurrence of Vulnerability to Disease or Other Health Risks
Hemlock Woolly Adelgid is a small insect from Asia that attacks hemlock trees. It has been
detected in the vicinity of the Park. It can severely defoliate and kill trees over the course of a
few to several years. Regular inspection of hemlocks on Town of Ithaca property can help to
guide management decisions in the future and mitigate the impacts of this invasive pest. For
more information visit: h t1p % , , y8 y , „�, „ „Q, 5 „html
Emerald Ash Borer is an insect pest that attacks Ash trees.Ash trees showed some decline on
the site, but no sign of the insect was detected. Still, recent populations of EAB have been
detected in Tioga county. See the DEC website on EAB by following this link:
l)tj2llwww.decony. ovlanlmalls17253„htmll
Though few beech remain in the area,the ones that are still present exhibit a high occurrence
of Beech Bark Disease.The only management strategy for beech bark disease is to select
healthy trees for protection from damage and cutting.Though it has not been proven, it seems
that healthy trees in infected areas may be genetically resistant to the scale which starts the
disease. Protection of healthy trees may encourage a future generation of resistant beech
trees. For more information on beech bark disease visit:
htto:f/www.naNfs.fed.uslsi fo/�r�u slfudls/ba�echbair°klfidkbeech.hl:m
16
Monitoring for disease isimportant because itwill allow the Town tmmake informed
\-'
management decisions based on the current state of the health of the forest. It is important to
note any sudden or unusual changes to the forest or property. Often these are symptoms of a
disease mrpest infestations that may have amajor innpactontheproductivityondhea|thofthe
property.
17
Appendix A. Plant List
Herbaceous &vines
Canada Mayflower
Common Blue Violet
Common Plantain
Common Strawberry
Common Wood Sorrel
Common Speedwell
Early Meadow Rue
Elderberry
False Nettle
False 5o|ornons' Seal
False Violet
Ground ivy
Herb Robert
Indian Pipe
Jack |nThe Pulpit
Lance-leaved goldenrod
LovvbushB|ueberry
May Apple
Multi-flora Rose
New York Aster
Pale Touch-me-not
Poison Ivy
Pokeweed
Redtop
Rough-stemmed Goldenrod
18
-me-not
Spotted Touch
Starflower
Stinging Nettle
Tall Goldenrod
Tall Meadow Rue
Timothy
White Clover
White Snakeroot
White Sweet Clover
White Trillium
White Wood Aster
Wild Grape
Wild Mint
Wild Rose
Wild Sarsaparilla
Wood Nettle
Yarrow
Yellow Hawkweed
Yellow Wood Sorrel
Invasive
Tartarian Honeysuckle
Buckthorn
Japanese Barberry
Autumn Olive
Privet
Garlic Mustard
Multi-flora Rose
19
Trees
American Beech Fagus grandifolia
Bitternut Hickory Carya cordiformis
Black Birch Betula lenta
Black Cherry Prunus serotina
Black Oak Quercus velutina
Big Tooth Aspen Populus grandidentata
Cucumber Magnolia Magnolia tulipifera
Eastern Hemlock Tsuga canadensis
Red Oak Quercus rubra
Red Maple Acer rubrum
Shagbark Hickory Carya ovata
Sugar Maple Acer saccharum
Tulip Poplar Liriodendron tulipifera
Yellow Birch Betula alleghaniensis
White Ash Fraxinus Americana
White Oak Quercus alba
20
Town of Ithaca
Public Hearings
The Town Board of the Town of Ithaca will hold public hearings at the
Town Hall, 215 North Tioga Street, Ithaca, New York on the 10th day of
April, 2017 at 5:30 p.m. for the purpose of considering:
1. a proposed local law "Amending Chapter 184 of the Town of
Ithaca Code, titled "Noise," regarding Noise Permit Applications,
2. considering an application for noise permit(s) for events happening
at LaTourelle and Firelight Campsite; five weddings, one birthday,
one formal dinner dance, one concert band, one happy hour event
and weekly Tuesday music at Firelight Campsite, 1150 Danby Rd,
and be it further
At such time and place all persons interested in the proposed local law or
noise permit(s) may be heard concerning the same. Information on
either topic is available on the Town website at www.town.ithaca.n�us
Paulette Rosa
Town Clerk
Posted 3/27/2017
Published 3/31/2017
MEETING OF THE ITHACA TOWN BOARD
Monday,April 10,2017
TB Resolution 2017 - : Adoption of local law 8 of 2017 "Amending Chapter 184 of the
Town of Ithaca Code, titled "Noise," re2ardin2 Noise Permit Applications
Whereas the Town Board held a public hearing at the Town Hall, 215 North Tioga Street,
Ithaca, New York on the 111'day of April, 2017 at 5:30 p.m. for the purpose of considering an
for the purpose of considering a proposed local law "Amending Chapter 184 of the Town of
Ithaca Code, titled "Noise,"regarding Noise Permit Applications, and
Whereas, at such time and place all persons interested in the proposed local law were heard
concerning the same; now therefore be it
Resolved, that the Town Board of the Town of Ithaca hereby adopts Local Law 8 of 2017
Amending Chapter 184 of the Town of Ithaca Code, titled "Noise," regarding Noise Permit
Applications.
Moved: Seconded:
Vote: Ayes —
TOWN OF ITHACA
LOCAL LAW NO. 8 OF THE YEAR 2017
A LOCAL LAW AMENDING CHAPTER 184 OF THE TOWN OF ITHACA CODE,
TITLED "NOISE," REGARDING NOISE PERMIT APPLICATIONS
Be it enacted by the Town Board of the Town of Ithaca as follows:
Section 1. Chapter 184 of the Town of Ithaca Code(Noise), Article III(Permits),
Section 184-12, titled "Permit procedure; fee", subsections A and B are amended by
changing the permit application filing requirement from "45 days"to "21 days."
Section 2. Chapter 184 of the Town of Ithaca Code (Noise), Article III (Permits),
Section 184-12, titled "Permit procedure; fee", is amended by deleting subsection D and
replacing it with a new subsection D reading as follows:
"D. Applications may be submitted simultaneously by a single entity,
representative or agent thereof for events occurring at a single address
within a consecutive six-month period. Events of a similar scope and size
may be listed on one application. All applications shall be reviewed, and
determinations shall be rendered, on each application. The Town Board
may make different decisions and impose different conditions on
individual events contained within an application for multiple events."
Section 3. In the event that any portion of this law is declared invalid by a court
of competent jurisdiction, the validity of the remaining portions shall not be affected by
such declaration of invalidity.
Section 4. This local law shall take effect upon its filing with the New York
Secretary of State.
MEETING OF THE ITHACA TOWN BOARD
Monday,April 10, 2017
TB Resolution 2017 - : Noise Permit for LaTourelle/Firelight Campsites for known events
in 2017
Whereas the Town Board held a public hearing at the Town Hall, 215 North Tioga Street,
Ithaca, New York on the 111'day of April, 2017 at 5:30 p.m. for the purpose of considering an
application for noise permit(s) for known events happening at LaTourelle and Firelight Camps;
five weddings, one birthday, one formal dinner dance, one concert band, one happy hour event
and weekly Tuesday music at the campsites, 1150 Danby Rd, and
Whereas, at such time and place all persons interested in the proposed noise permit(s)were
heard concerning the same; now therefore be it
Resolved, that the Town Board of the Town of Ithaca hereby grants/denies a Noise Permit to
LaTourelle/Firelight Campsites for the events submitted with the following conditions:
1.
2.
Moved: Seconded:
Vote: Ayes —
TOWN OF ITHACA
215 N.Toga Street, Ithaca, N.Y_ 14850
www.town.ithaca.ny.us
Paulette Terwilliger,Town Clerk Phone:(607)273-1721 Debra DeAugistine,Deputy Town Clerk
pterwilliger@town.ithaca.ny.us Fax: ' (607)273-5854 ddeaugistine@town.ithaca.ny.us
NOISE PERMIT APPLICATION
This form must be submitted to the Town Cleric's Office,with $50 payment,45 days in advance of the event
NAME/ORGANIZATION: 4/9���/!�
PERSON(S) RESPONSIBLE FOR EVENT: )A ! 441AG
ADDRESS: :7 -DA3�: �L d� PHONE NUMBER: GD J
`Z 7�+Z_73
EMAIL: `JGD7� H�Dy�C���( CDM
LOCATION OF EVENT:
DATEITIME/DURATION OF EVENT: `7�G� 197��ckfe-_v_-)
ESTIMATED ATTENDANCE: /0 C)
DESCRIPTION OF EVENT: t IF USE OF A TENT IS
PLEASE IST NUM ER NIDIPATED S ZE(S): / KnTs
(a separate permit may be required)
DESCRIPTION OF NOISE EXPECTED (for example–amplified-music or speakers, cheering, non-amplified
instruments) -:L)e2L a7L4c 4.1
Notification of the Public Hearing
The Town will notify neighbors within a 500 foot radius of the event that a public hearing will be held.
The Town Board may impose any conditions deemed necessary by such Board to minimize the intrusion of
sound that might occur by the exercise of the privileges granted by the permit. (Town Code, Chapter 184,
Section 12, D)
The undersigned applicant affirms that the foregoing information is true, complete and correct:
Signature of Applicant:
Date of public hearing: Sheriff Notified:
Permit approved on: Special conditions:
Approved September 2013
HOTEL - BIS" C1 - SPA
March 10, 2017
TO: Paulette Terwilliger l.,own Clerk - Town of Ithaca
Fly.: Scott D. Biggins Managing Director,
RE: Poise Permit Applications for 2017
La Tourelle requests noise . is in 2017.
Location of Event: La Tourel le Banquet Room Terrace
Day/Time/Du ratio of Event: Friday, April 21 6:00 -- : 0prrr
Estimated t : 1.00 pa
Description of vent: Happy Dour with Go one
Descriptionof Noise Expected: Five piece amplified band will be outside on the banquet room
terrace facing west towards Buttermilk Falls State Park from 6pni m pry. 'Feather contingent.
Location of Event: La Tourelle Banquet Room Terrace
Day/Time/Du ration of Event: Saturday, April 22 7:00 ._.. 1 :fl pin
Estimated Attendance: 100 pax
Description of Event: 1 Draw Slow— Concert by band front Ireland.
Description of NoiseExpected: Lightly amplified acoustic instruments will be outside on the
banquet ruga terrace facing west towards Buttermilk :Falls State Park from 7prn _ 1 flprn. Weather
contingent.
Location of Event:e t: La. Tourelle Banquet Hoorn Terrace
Day/Time/DDay/Time/D u ration of went: Sunday, May 7 6:00 ,.... :0 prn.
Estimated Attendance: 100 pax
Description of Event: Signa Alpha Mu Formal Dinner and Overnight
Descriptionof Noise Expected: ,Amplified speakers fi•orn a DJ will be outside on the banquet
room terrace facing west towards Buttermilk Falls Mate Park frorn dpm — 9,pm.
Location of Event: Firelight Carps Commons, Space
Day/Time/Du ratio of Event: Every Tuesday frorn May 16 _.. October 24 6.001 — 8.00pm
Estimated Attendance: 100 pax
Description tion of e t: uric Tuesdays at .Firelight Camps — Open to the public
Description of Noise Expected: l ands will Crary from acoustic duos to six piece amplified bands.
Small musical groups will perform in the lobby tent. Larger groups will perform in the special
events tent, facing west towards utte i.lk Falls State Park frorn d --- 8pm.
I ISO DANBY ROAD [route 96B] i'nIACA. NY 14850
607 273 2734 . 1'raf'O(4)1,ATt7taREI.1.1�.(,'O
La Tourelle Noise Permit Request 2017—Page 2:
Location of Event: Firelight Camps Commons Space
Day/Time/Duration of Event: Saturday, July 15 6:00 — 10:00pm
Estimated Attendance: 100 pax
Description of Event: Wedding Reception
Description of Noise Expected: Amplified DJ will play from 6— l Opm. Amplified equipment
will face west towards Buttermilk Falls State Park.
Location of Event: Firelight Camps Commons Space
Day/Time/Duration of Event: Sunday, July 30 6:00— 10:00pm
Estimated Attendance: 125 pax
Description of Event: Wedding Reception
Description of Noise Expected: Amplified DJ will play from 6— 1 Opm. Amplified equipment
will face west towards Buttermilk Falls State Park.
Location of Event: Firelight Camps Commons Space
Day/Time/Duration of Event: Saturday, September 16 6:00— 10:00pm
Estimated Attendance: 100 pax
Description of Event: Wedding Reception
Description of Noise Expected: Amplified DJ will play from 6 — IOpm. Amplified equipment
will face west towards Buttermilk Falls State Park.
Location of Event: La Tourelle Banquet Room Terrace
Day/Time/Duration of Event: Sunday, September 17 4— 8pm
Estimated Attendance: 125 pax
Description of Event: 60'h Birthday Party
Description of Noise Expected: Amplified 5 piece band will play from 4— 8pm. Amplified
equipment will face west towards Buttermilk Falls State Park.
Location of Event: Firelight Camps Commons Space
Day/Time/Duration of Event: Saturday, September 23 6:00— 10:00pm
Estimated Attendance: 125 pax
Description of Event: Wedding Reception
Description of Noise Expected: Amplified 5 piece band will play from 6— l Opm. Amplified
equipment will face west towards Buttermilk Falls State Park.
Contact Information:
Scott D. Wiggins - Managing Director La Tourelle — 1150 Danby Road—Ithaca,NY 14850
PH: 607-273-2734 Email: scott@latourelle.com
MEETING OF THE ITHACA TOWN BOARD
Monday, April 10, 2017
TB Resolution 2017- Sale of Surplus Items
Whereas, a municipal auction is held every year at the Town of Palmyra Highway
Department which will be held in May of this year; and
Whereas the Public Works Department wishes to put the following surplus equipment in
the auction in May:
• 2012 International 10 Wheel Dump truck with Plow #2
• 2004 Gradeall wheeled telescoping excavator #40
• 2006 Dynapack Roller #80
Now therefore be it;
Resolved, that the Town Board of the Town of Ithaca hereby declares said above-
described equipment to be surplus and no longer needed by the Town; and be it further
Resolved, that the equipment listed above be placed in the auction with the money from
the sale going into the Cash Reserve — Highway Equipment account (DB230).
Moved: Seconded:
Vote:
MEETING OF THE ITHACA TOWN BOARD
Monday,April 10, 2017
TB Resolution 2017 -xx : Authorization to enter into contract with ConsultEcon, Inc. to
conduct an economic development feasibility study and development of a strategic plan for
the Inlet Valley/Elmira Road corridor
Whereas, at a meeting on July 25, 2016, the Town Board authorized the Town Supervisor to sign
the Empire State Development(ESD) Incentive Proposal accepting grant funding and terms of
agreement for the Inlet Valley/Elmira Road corridor project to include a recommended award
from ESD of$30,000 and a Town match of$30,000, for a total not to exceed amount of$60,000
(allocated from B8020.403), and
Whereas, subsequent to the Town accepting the ESD Incentive Proposal, a Request for
Qualifications titled"Town of Ithaca Economic Development Feasibility Study and
Development of a Strategic Plan"was prepared by the Town of Ithaca Economic Development
Committee and sent to a number of individuals and firms and announced on the NYS Upstate
Chapter of the APA, and
Whereas, the Economic Development Committee reviewed six submitted proposals, and chose to
interview the three top firms based on their qualifications, and
Whereas, the Economic Development Committee has interviewed and determined that
ConsultEcon, in association with Behan Planning and Design, is very well-qualified and capable
of undertaking the Inlet Valley/Elmira Road corridor project, now therefore be it
Resolved, that the Ithaca Town Board authorizes the Town Supervisor to execute a contract with
ConsultEcon, in an amount not to exceed$60,000 (allocated from B8020.403), said contract
being subject to the approval from the Attorney for the Town,
Moved: Seconded:
Vote:
ConsultEcon
Mc.
Request for Qualifications
Town of Ithaca, NY Economic
Development Feasibility Study and
Development of a Strategic Plan
Y fr
� z
ff
Prepared by:
ConsultEcon, Inc.
In Association With:
Behan Planning and Design
Prepared for:
Town of Ithaca Planning Department
December 14, 2016
Phone: +1 (617)547-0100• Fax:+1 (617)547-0102•545 Concord Avenue,Suite 210,Cambridge,MA 02138 U.S.A.
www.consultecon.com•info@consultecon.com
ConsultEcon
Inc.
December 13, 2016
Susan Ritter
Director of Planning
Town of Ithaca Planning Department
215 N. Tioga Street
Ithaca, New York 14850
Sent via email to: SRitter@town.ithaca.nv.us
RE: Request for Qualifications Town of Ithaca, NY Economic Development
Feasibility Study and Development of a Strategic Plan
Dear Ms. Ritter,
We are pleased to present this response to the Town of Ithaca's Request for Qualifications
for an Economic Development Feasibility Study and Development of a Strategic Plan.
ConsultEcon has over 25 years of experience helping municipalities evaluate the market
and economic feasibility of plans, development projects and policy programs. We have
extensive experience throughout New York State in Ithaca, Oneonta, Syracuse, Buffalo,
Seneca County, Branchport, Tupper Lake, Lake George, and many other communities.
ConsultEcon is joined by Behan Planning and Design, a nationally-recognized landscape
architecture, engineering, and planning firm with offices in Saratoga Springs and New City,
New York. The firm is also a New York State designated women-owned business
enterprise (WBE) and disadvantaged business enterprise (DBE). They have extensive
experience in New York State, including a similar project in Dryden.
A robust public involvement program, focused on the landowners in the corridor along
with broad community and agency input will be important to shape a well-considered
strategic plan for this gateway to Ithaca. The ConsultEcon-Behan team is familiar with the
project area and recognizes the potential and the challenges. We see highway design itself
as an opportunity to collaborate with the New York State Department of Transportation in
the process of corridor planning and with the adjacent land owners to consider creative
alternatives to strip development.
Key to our approach is the knitting together of visioning, design, and economic analysis.
Understanding market opportunities and related real estate economics will play a key role
the development of a plan that will help avoid "business as usual" that unfortunately
typifies so much of the development along highway corridors in New York State and create
a strategic plan that will guide the conservation and appropriate development of the Inlet
Valley corridor.
3
ConsultEcon
Inc.
It is our understanding that through this project,the Town of Ithaca, NY is seeking to create
a comprehensive economic development feasibility study and strategic plan for the Route
13 corridor. Our team's approach integrates community visioning, design and market and
economic analysis to elicit appropriate and valuable input and direction from the full range
of stakeholders. The participatory methodology used in visioning sessions results in real-
world foundations for targeted and customized economic development feasibility analysis
into current and future land uses in the Route 13 corridor. The community input and
market and economy feasibility analysis will focus on identifying targeted business types,
growing and retain existing businesses, and attracting new compatible businesses. The
planning process we design will develop community ownership of study recommendations
that will lead to better outcomes for future development and implementation. The results
will be an actionable plan and recommendations to adjust zoning ordinance and other
policy and program strategies to achieve Ithaca's economic development vision.
This submittal includes the information you requested:
♦ This Letter of Interest
♦ Team Firm Profiles
♦ Key Personnel
♦ Statement of Qualifications
♦ List of Relevant Projects
♦ References
♦ Appended Additional Qualifications
Please let us know if you have questions regarding our qualifications or need additional
information. We look forward to working with you on this most interesting project.
Respectfully submitted,
Thomas J. Martin
President
ames Stevens
Senior Associate
4
ConsultEcon
Inc.
1. TEAM PROFILE
ConsultEcon, Inc.was established in 1991 to provide strategic business advisory services
to clients in the fields of community planning, real estate, economic development,tourism,
and visitor attractions. Our services include:
♦ Business and Master Plans: Development of business plans and master plans for
wide range of community, public and private areas and facilities.
♦ Market and Financial Feasibility Studies: Evaluation of the market support for
and financial feasibility of community plans, hospitality and tourism projects, visitor
attractions, parks and recreation, agri-tourism and culinary tourism, interpretive
centers, historic sites, heritage areas, and other tourism attractions.
♦ Site Evaluation and Selection: Assessment of sites from a market and economic
perspective in a structured process to support owners and physical designers to
identify and secure the best site for their project.
♦ Management and Operational Analysis: Evaluation of management and
operational aspects of programs and projects, and analysis of alternative
organizational models, including public-private partnerships.
♦ Socio-Economic Impact Evaluations: Analysis of the socio-economic impacts
associated with project and program development.
♦ Project Implementation: Targeted strategies for achieving project and plan
implementation.
♦ Organization Strategies: Repositioning public and private facilities and
organizational development to better address their audiences, respond to market
and funding changes, and identify strategies to enhance mission fulfillment.
The senior staff at ConsultEcon have many years of experience serving a wide range of
clients, including non-profit organizations, private companies, financial institutions,
municipalities, county and state governments, and developers. The staff understands the
needs and motivations of both the public and private sectors. Much of ConsultEcon's work
has been in multidisciplinary settings where associated professionals have worked to
develop action plans or to generate process-oriented solutions to complex projects.
Our substantial knowledge of market, financial and operational issues of public and private
projects, plans and places nationally and internationally is the basis for our work. The staff
of ConsultEcon has completed more than 800 assignments, including market and feasibility
studies,business plans, implementation strategies, management and operational strategies,
and socio-economic impact analysis. Our ongoing work and more than 3,000 project
reference files provide a vast body of information from which to draw comparable
experiences, operating factors, and to identify the approaches that are most effective. More
information on our firm can be found at our web site,www.consultecon.com.
5
ConsulfEcon, Inc .
ConsultEcon
Organizational
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Founded in 1994 by Cynthia A. Behan, R.L.A.
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team members work together toward a common goal. We continue to advance the state-of-
the art by:
• irsuui°isfoiiruirnl ilii°i streets and transportation corridors into places;
• IIestoiidiiii,ig natural systems and historic properties in compromised areas;
ig impoverished neighborhoods and underperforming business districts;
• uir aUilii°i land use, fiscal, and natural resource models and development codes ;
vliiitsllllliiiz�liiiuu°ig communities—waterfronts, community centers, parks, and campuses.
We are a New York State designated women-owned business enterprise (WBE) and
disadvantaged business enterprise (DBE) as well as New York City WBE and State of
Vermont DBE. Our clients include governments and agencies, nonprofits and institutions,
and developers and contractors.
"We inay only get one chance in ow- lifetime to i-eally ti-ansfbi-m a community into a
saes-Iqlacs........and that is exactly what..I want ow- csmI.gany to accsmI.glish'. -Cynthia
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preparation for the future. Whether in a small town, neighborhood, city,
county, or region, our approach recognizes the power of people working � v � �
together with a common plan. Behan Planning and Design has worked Y
with communities large and small, urban and rural, throughout New York
State and New England to help them prepare for growth and protect the
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great places a reality with close attention to both site detail and to overall intent. Our approach to
landscape architectural design involves three essential components:
thoughtful analysis of site and setting, evocative listening to the vision
of our client, and a creative transformation of ideas, materials, and
systems into improved landscapes. We work hard to integrate the
input of our clients and client communities into the process, so that
the places we design are loved and adopted by the people who call
them home. Community design is the foundation of our practice. By
working closely with communities, we are able to create places that
reflect the character and vision of unique places while enhancing
environmental, economic, and social benefits. Behan Planning and
Design has had the opportunity to take numerous communities from
the larger-scale visioning process through to construction of
streetscapes, parks, trails, and other amenities vital to making great
places.
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The ability to integrate the overall perspective, the aesthetic and a strong technical design into a
seamless set of construction documents is a basis of this firm's engineering discipline. We have the
experience and capability to bring a project from initial planning and feasibility, conceptualization to
final design, through the bidding process and providing construction administration to ensure the
project vision comes to fruition.
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experience includes all aspects of the evolution of a project
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sanitary sewer, and project permitting. Our engineering
experience includes a strong background in construction
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the innovative ideas developed from our firm are accurately
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ConsultEcon
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2. KEY PERSONNEL
The consulting team would involve several professionals from ConsultEcon and Behan
Planning and Design. Following is a list of staff that would be assigned to the project.
ConsultEcon, Inc.
♦ Thomas J. Martin, President, founder of the firm 25 years ago
♦ James Stevens, Senior Associate, 10 years with the firm
♦ Monika Bernotas,Associate, 3 years with the firm
Behan Planning and Design
♦ Cynthia A. Behan, RLA, Principal, 9 years with the firm
♦ John J. Behan, Principal - Planning, 22 years with the firm
♦ Michael B.Allen, Senior Associate - Urban Planner, 9 years with the firm
10
ConsultEcon
Inc.
Thomas J. Martin, President,AICP
Mr. Martin is President and founder of ConsultEcon, Inc., a national and international market,
management, and economic development consultancy. He has over 35 years experience in
providing consulting services to the museum,travel,tourism and recreation industry,and historic
preservation communities. The evaluation of economic and fiscal impacts of projects and pians
has been an important aspect of Mr. Martin's practice. In addition to consulting on individual
museums and attractions,Mr.Martin has been involved in site-specific projects,area-wide studies,
national strategy pians,and research and development in the cultural and recreational attractions
field. Representative work includes
♦ Master Plans/Area Wide Plans. Automobile National Heritage Area General Management Plan,Detroit,MI;
National Visitor Center Strategy,NOAA Marine Sanctuary System,multiple locations;Tucson Origins Heritage
Park,Tucson,AZ;Evans&Rosedale Neighborhood Revitalization Plan,Dallas,TX;Waimeia Falls Park Business
Strategy,Oahu;HI
♦ Economic and Fiscal Impacts. Heritage Tourism Strategy for Erie and Niagara Counties, NY, the Market
Potential of Locating the Aircraft Carrier Saratoga in Jacksonville,FL and the proposed Long Island Aquarium
at Bay Shore,NY; Economic and Fiscal Impact of Alternative Waterfront Uses,Alexandria,VA; Red Mountain
Park:Birmingham,AL;Smoky Hill River,Salina,KS;Exploratorium,San Francisco,CA.
♦ Parks and Recreation: Cleveland Botanical Gardens, Seattle Japanese Gardens, Railroad Reservation Park,
Birmingham,AL; Charles River Master Plan, Boston,MA; Smoky Hill River,Salina, KS; Westside Park Master
Plan,Frederick,MD
♦ Aquariums and Zoos. National Aquarium, Baltimore, MD; Monterey Bay Aquarium, Monterey, CA; Shedd
Aquarium, Chicago, IL; Lake Superior Zoo Master Plan, Duluth, MN; NOVA Southeastern University, Ft.
Lauderdale;FL;Ocean Sciences Center,New London,CT;Mississippi River Museum&Aquarium,Dubuque,IA
♦ Arts and Culture. Conducted a number of assignments for the Annenberg Foundation including a pian for the
Annenberg Estate Sunnylands,Annenberg Space for Photography, and Companion Animals Center.Also the
Arizona Historical Society Museum Arizona State Museum, Laumeier International Sculpture Park,St. Louis,
MO; Strategic alternatives analysis for the Akron Civic Theatre,Akron, OH; Center for American Music, New
Haven,CT;Lucy-Desi Comedy Center,Jamestown,NY; Goodspeed Opera House,East Haddam,CT
♦ History and Culture Museums. proposed Boston Museum;the Norwalk Maritime Center,Norwalk,CT;Frank
Lloyd Wright's iconic Buffalo residence - Darwin Martin House, Buffalo, NY; Soldiers Memorial Military
Museum,St.Louis,MO;Minnesota Museum of Art,St.Paul,MN;Route 66 Xperience,Tulsa,OK;NPS Gettysburg
National Military Park Visitor Center,Gettysburg,PA
Mr. Martin is the author or co-author of over three hundred technical project studies related to cultural and
recreational facilities development,tourism development and economic feasibility evaluation. Mr.Martin has had
experience with presentations and interviews on radio and television. Among his presentations are: "Arts and
Cultural Districts" presented in Madison, Wisconsin; "Feasibility Studies and Public Finance," presented to the
National Federation of Municipal Analysts, "Trends in the Market Environment," presented to the National
Assembly of Local Arts Agencies, "Financing Wild Kingdoms," presented to a conference sponsored by the
Audubon Institute in New Orleans; "Economic Impacts of Recreation Projects,"presented to the U.S. Conference
of Mayor's Leadership Institute; "Market Strategies for Tourism Development on American Indian Reservations"
presented to the National Native American Tourism Seminar,sponsored by U.S. Department of Interior, Bureau
of Indian Affairs in Washington, D.C.; "Maximizing Land-Based Recreation Resources; presented at a National
Recreation and Parks Association Conference; "Assessing Economic Feasibility for Recreational and Tourism
Development Projects"presented at the National Council on Urban Economic Development Conference;"Business
Planning for Visitor Attractions,"presented at the American Zoological Association Annual Meeting;and"Right-
Sizing Your Museum Expansion,"at the American Association of Museums Annual Conference.
Mr. Martin's educational background includes a B.A. degree from Southern Illinois University and a Master's
degree in planning from the University of Washington; he has partially completed the requirements for an
advanced degree in geography. Mr.Martin is a member of the American Institute of Certified Planners,the Travel
and Tourism Research Association,the Urban Land Institute,the National Parks and Recreation Association,and
the American Association of Museums. He has lectured at a number of universities and is co-author of Adaptive
Use.Development Economics,Process and Profiles(Urban Land Institute),a publication which outlines the real
estate development process for historic buildings and sites.
11
ConsultEcon
Inc.
James Stevens, Senior Associate
Mr.Stevens has over a decade of experience in market analysis,business planning,financial
modeling, and economic planning and development. Areas of expertise include
commercial revitalization strategies, downtown and commercial area planning, land use
economics,financial feasibility analysis,and economic and fiscal impacts due to real estate
developments and business operations.
Mr.Stevens also specializes in the planning and development of cultural facilities,heritage
sites, parks, visitor attractions and other recreation-oriented uses, and has completed
business and operating pians, and management studies for a wide array of public and private organizations.
His clients include private developers, non-profit organizations and city, town and county governments.
Examples of Mr.Stevens'assignments include:
♦ Community Planning: conducting a market analysis for a streetscape master pian in Oak Bluffs, MA;
analyzing retail and office markets in Davis Square and daytime office park and nighttime destination
restaurant and entertainment district,Somerville,MA;reviewing market context and developed action pian
to implement revitalization strategies in historic, riverfront downtown, Salamanca, NY; providing market
and economic analysis for the Virginia Aquarium and Owls Creek Area Master Plan in Virginia Beach,VA;
developing tourism strategies in support of the Renaissance Area Master Plan,Paducah,KY;recommending
redevelopment strategies for the harbor area in Hyannis,MA; conducting market research and identifying
redevelopment opportunities for downtown master pians in Silver City and Las Vegas,NM;developing retail
market profile and revitalization pian for the Hyde Park business district in Boston, MA; evaluating
redevelopment opportunities for nine neighborhood Main Street commercial districts in Birmingham,AL;
and researching market conditions and developing an implementation strategy for downtown retail pian in
Salem,MA.
♦ Real Estate and Adaptive Use Projects: assessing multi-family apartment and condominium housing
markets for multi-disciplinary pre-development study, Braintree, MA; evaluated the feasibility of
community event uses at historic farm property,Acton,MA; evaluating the market segments for new hotel
in Paducah, KY; testing the economic feasibility of a new event center in Owensboro, KY; and identifying
opportunities for commercial redevelopment at a downtown transit center in Tucson,AZ.
♦ Parks/Recreation Plans:creating market analysis,operating pian and impact analysis for a new regional
park in Frederick,MD with aquatics and sports fields complex; developing the business pian component of
a master pian for Fort Adams,a historic fort on the waterfront in Newport,RI;developing the business pian
component of the master pian for Fort Lowell Park,a historic and recreational park in Tucson,AZ.
♦ Visitor Attractions/Tourism Projects:evaluating the market and operational feasibility of a new wine and
culinary center in Blowing Rock,NC;evaluating alternative locations and developing project parameters for
the construction of a new visitor center in San Antonio, TX; reviewing market potential for new heritage
tourism project in Cedar Park, TX; assessing the potential of a mixed-use development to include a new
Route 66 attraction in Tulsa, OK; testing the feasibility of alternative scenarios for a new interpretive and
educational attraction in Scottsdale,AZ that is planned to incorporate environmentally sustainable features;
and,conducting a market analysis and operations pian for a visitor center at a Frank Lloyd Wright-designed
synagogue near Philadelphia,PA.
♦ Economic and Fiscal Impacts Evaluations: analyzing the economic and fiscal impacts of the proposed
National Center for Fire and Life Safety in Calera, AL, which included both research and museum
components;the economic and fiscal impacts of museums including the Wonders of Wildlife in Springfield,
MO,a proposed aquarium in Milford,DE,the Independence Seaport Museum in Philadelphia;evaluated the
economic impacts and community benefits of re-watering and revitalizing the Smoky Hill River,Salina, KS;
estimated linkage fee charged to new commercial developments to fund affordable housing demand created
by new employment in commercial developments in Cambridge, MA and in Somerville, MA; analyzed the
potential fiscal revenues of alternative waterfront uses, including hotel, residential, and cultural uses in
Alexandria, VA; assessing the impact of a proposed "lifestyle center" on retail businesses in downtown
Dedham,MA.
Mr.Stevens has a master's degree in city planning from the Massachusetts Institute of Technology. He received
a bachelor's degree in history from Cornell University and is a member of the American Planning Association.
12
ConsultEcon
Inc.
Monika Bernotas,Associate
Ms.Bernotas joined ConsultEcon,Inc.in January of 2014 coming from a diverse academic
background and extensive international travels. Since joining the firm, she has
contributed to a number of projects related to arts and cultural development,community
planning, parks and recreation, and zoo and aquarium development. Representative
work includes: °
♦ Community Planning:
o Identified comparable visitor information centers and key trends in local i
and regional product brand development as a part of place-making for a r
regional visitor center in southwestern Florida.
o Reviewed local demographics and business mix and conducted in-depth
comparable facility and arts programming research to inform the analysis
of the adaptive reuse of an historic church in Boston,Massachusetts.
o Conducted research to evaluate the residential and tourist retail markets, resident and tourist
market demographics,transportation connections,and business mixes for downtown studies in
communities in Massachusetts,Iowa,Maryland,and Kentucky.
♦ Arts and Cultural Development:
o Profiled comparable projects and conducted benchmarking analyses, as well as resident and
tourist demographic evaluations for both the American Indian Cultural Center and Museum and
the Choctaw Cultural Center in Oklahoma.
o Identified cinema technology development trends and generational movie-going trends in the
context of the adaptive reuse of a former institutional IMAX theater in Louisiana.
o Evaluated several potential sites, as well as market and operating capacity for a proposed
children's museum in St.Charles County,Missouri.
o Conducted market and baseline operations analysis relating to the proposed expansion of the
Discovery Place-affiliated Charlotte Nature Museum,located on Freedom Park in Charlotte,North
Carolina.
o Developed a framework for site analysis, comparable project evaluation, and local and regional
market potential for the River Discovery Center in Paducah,Kentucky.
o Conducted the market and operating potential for a new visitor center focused on historic
attractions in Boston,Massachusetts.
o Conducted local and regional market research relating to the expansion of The Woodlawn
Museum,Gardens and Park in Maine in the context of the implementation of a new master pian.
♦ Zoos and Aquariums:
o Evaluated potential sites, as well as market and operating capacity for a proposed Aquarium in
Crystal River,Florida.
o Conducted an in-depth analysis of the resident and tourist markets for the Clearwater Marine
Aquarium in Clearwater,Florida.
o Evaluated site alternatives for the proposed relocation of the Save the Bay Exploration Center and
Aquarium to other sites in Newport,Rhode Island.
An active member of the New England Museum Association,Ms.Bernotas is co-chair of the Young and Emerging
Professionals Affinity Group, and a project leader for a region-wide internship program evaluation initiative.
Further,she is currently pursuing an MBA at Boston University Questrom School of Business.
Before joining the firm,Ms.Bernotas took advantage of unique liberal arts opportunities at The College of William
and Mary, where she studied abroad in both Russia and Lithuania and earned a Bachelor of Arts degree in
European Studies. Upon graduation she was awarded a Fulbright Grant to teach English at the Belarusian State
Economic University's Institute of Tourism Management in Minsk,Belarus. She has experience in academic and
oral history research,blog and social media maintenance,guided tour development,film production,translation,
curriculum development,and travel logistics,as well as proficiency in Lithuanian and Russian languages.
13
""°III° IIIA III III III IIIA A. III III Ilh°°° III IIIA° W III °'III 11,711.....
�Afl
PRESIDENT — LANDSCAPE ARCHITECT
JV` I._Ic:r on,;r,fi(:JfJ.I.l'i2:k :a a� �r cr, i r x a�a
`JY`i6&r I lilir,d Wr7rnian 0wr,od Lkii Dari r (WI:'kfi::) and
1:71 a�l�iari1:�a(,r�I I?kias,ii�r .. Ih:ri1r rh,rin;�(171?kl!:)
Ms. Behan is a landscape architect licensed to practice by the New York State Education Department as well as
a certified WBE/DBE providing landscape architectural planning and design services. Over the years, Ms.
Behan's experience has included the full spectrum of practice from master planning to designing commercial
projects, parks, trails, waterfront and other recreational planning and design commissions. More recently she
has completed streetscape and park design work through the construction document phase. She brings her
background in biology and ecology and understanding of plant materials into her practice at the site,
neighborhood, and community scale.
I )(J( 'A I10 INR�.;�J II C...If..
University of Massachusetts, Amherst, MA, C0IMI:1IRII:::II lII:::INSIIVE II'llANINIIING,ZOINIIINGID11:::S1GIN GLIiIIIDII:::11.IIIN1:.:S
Master of Landscape Architecture, May TOWN OF CLARKSTOWN, NY-West Nyack Zoning Update
1983 TOWN OF CLIFTON PARK, NY-Open Space Plan
University of Massachusetts, Dartmouth, TOWN OF CLIFTON PARK, NY- Land Conservation Plan and Generic
MA, Bachelor of Science: Biology,June Environmental Impact Statement
1977 TOWN OF MALTA, NY-Affordable Housing Study
TOWN OF PITTSFORD, NY- Resource Inventory and Evaluation System
TOWN OF PITTSFORD, NY-Greenprint for Pittsford's Future
I)IIR(D II II S K'f II J II I[XI II II II IE `II''''
TOWN OF PITTSFORD, NY- Monroe Avenue Commercial Design Guidelines
Principal, Behan Planning and Design, and Corridor Management
Saratoga Springs, New York, 2007- TOWN OF PITTSFORD, NY- Monroe Avenue Transition Zone Design
Present Guidelines
Landscape Architect Independent TOWN OF PITTSFORD, NY- South of the Thruway Comprehensive Plan
Practice, Saratoga Springs, NY, 1989-2007 Update and Zoning
TOWN OF WALLKILL, NY- Design Guidelines for Conservation Subdivision
Project Director, Saratoga Springs Open Regulations
Space Project(Saratoga PLAN), 1991-
1998 FIRANSIPOIKFAFIIOIN &COIZRIIIDOIR IfDII...ANINIIING
Landscape Architect and Project TOWNS OF GUILDERLAND/PRINCETOWN, NY- Route 20 Land Use and
Manager, Gerow Associates, Saratoga Transportation Study(Capital District Transportation Committee)
Springs, NY, 1988-1989 TOWN OF MOREAU, NY- Exit 17/Route 9 Corridor Land Use and
Transportation Study
Land Planner, Landscape Architect and CITY OF SARATOGA SPRINGS, NY-Weibel Avenue-Gilbert Road Study,
Project Manager, Greenmeadow Golf (Capital District Transportation Committee)
Club and Development Company, ID11:::SIIGIN
Hudson, NH, 1987-1988
CITY OF ALBANY, NY- Landscape Design Services for Albany Public Libraries
Landscape Architect and Project (Dormitory Authority of the State of New York)
Manager, Urban Design Associates, TOWN OF CHESTER, NY- Pottersville Streetscape Enhancements
Bedford, NH, 1985-1987 TOWN OF CHESTER, NY- Chestertown Streetscape Enhancements
TOWN OF CLARKSTOWN, NY-Congers Road Streetscape Revitalization
Planner in Community Development TOWN OF CLARKSTOWN, NY- South Main Streetscape Revitalization
Division, City of Nashua, NH, 1984-1985 TOWN OF CLARKSTOWN, NY-Central Nyack Drainage Project
TOWN OF CLARKSTOWN, NY- Central Nyack Streetscape Revitalization
Ia R 0 1 E S SI0I J A I... All I II I AI IIS" N�a TOWN OF CLIFTON PARK, NY- Town Center Gateway Median
ASLA America Society of Landscape PRIVATE CLIENT, MILTON, NY-Conservation Subdivision Design
Architecture TOWN OF WESTFIELD, NY- Barcelona Harbor Pier Improvements
(D III III IIIA^^,1 J . III III 111. ...111 W
PRINCIPAL - PLANNING
John J. Behan has been a planner for over 25 years and has earned a reputation for the ability to guide a
community in its vision to a workable solution. Mr. Behan's work, which he considers creative collaborations
with his clients and their constituencies, has been recognized with several national planning and conservation
awards. His professional practice emphasizes turning knowledge into action and includes public involvement
as integral to successful land and community planning initiatives. His experience includes environmental
reviews under NEPA, SEAR, and MEPA, comprehensive planning at a municipal, multi-community, and regional
scale, waterfront revitalization, greenway and open space, and resource conservation planning, grant writing,
and economic development planning projects.
ARIA..IL.II O II S ))RG II CT II M)II Iw' II II N0l
University of Massachusetts, Amherst, MA, ZONING&II:)II:::SIIGN GUIIII.)II:::IL..IINII::S
Master of Regional Planning, February,
1983, Emphasis in recreation and natural TOWN OF AMHERST, NY-Traditional Neighborhood Zoning project
TOWN OF BENNINGTON, NY—Zoning Review
resource management and economic
development planning TOWN OF BIG FLATS, NY—Architectural Design Guidelines &Zoning
Updates
State University of New York, Plattsburgh, CITY OF BURLINGTON,VT-Comprehensive Zoning Ordinance Revision
NY, Bachelor of Arts, Environmental TOWN OF CANANDAIGUA, NY-Special Zoning District Creation and
Science, cum laude, 1979 Generic EIS
Syracuse University, Syracuse, NY, Liberal TOWN OF CHESTER, NH—Zoning Update
Arts studies, 1976 TOWN OF CLARKSTOWN, NY- New City Form-Based Zoning Code
TOWN OF CLARKSTOWN, NY—West Nyack Zoning Update
SII E..T,�II II:.` II"`II`^�a4ll... II "j ILIIIIaIIII II TOWN OF CLIFTON PARK, NY—Form-Based Zoning Code
TOWN OF DRYDEN, NY—Zoning Revision and Design Guidelines
Principal, Behan Planning and Design, TOWN OF LERAY, NY- Comprehensive Plan and Design Guidelines
Saratoga Springs, New York, 1994- (subconsultant)
Present TOWN OF LONDONDERRY, NH - Master Plan Update and Zoning,Town
Adjunct Professor, State University of New Center Vision Plan
York, Albany, New York, 1993-Present TOWN OF PITTSFORD, NY- South of the Thruway Comprehensive Plan
Senior Planner, Principal,The Saratoga Update and Zoning
Associates, Saratoga Springs, New York, TOWN OF PITTSFORD, NY- Update to the Comprehensive Plan and Zoning
1987-1994 Code
Community Development Planner, Senior
TOWN OF PITTSFORD, NY—Residential Neighborhood Zoning and Design
Guidelines
Planner, and Deputy Planning VILLAGE OF RHINEBECK, NY- Revised Zoning Code
Coordinator, City of Fitchburg, Fitchburg, TOWN OF ROSENDALE, NY- Planning and Zoning Services
Massachusetts, 1983-1987 TOWN OF WALLKILL, NY-Comprehensive Zoning Amendments
Research Assistant and Editor, Water TOWN OF WALLKILL, NY-Comprehensive Plan Update and Zoning Revision
Resources Research Institute, University of
Massachusetts, Amherst, Massachusetts,
1980-1983 NII:.:.1GII IIBOIRII IOOII.)IZI:EVI FAILIZAHOIN &IMASF11:.:IR: P11 ANS
CITY OF ALBANY, NY-Arbor Hill Neighborhood Plan
LE. . ) �a4 ... aL 11 dell E �"��a CITY OF ALBANY, NY- Upper New Scotland Avenue—Krumkill Road
Neighborhood Plan
American Institute of Certified Planners ALBANY COUNTY, NY- Hudson River Waterfront Strategy
American Planning Association TOWN OF BEEKMAN, NY-Town Center Park Master Plan
New York Planning Federation TOWN OF CLARKSTOWN, NY- New City Vision Plan
Land Trust Alliance of New York TOWN OF CLARKSTOWN. NY-West Nvack Vision Plan
11.111)0 IIL.....II II"i „ �R ��, !�!!!!... IL....1 \J , A,II :
CONTINUED
\IAROI\Al AWARDS 'I"� `.D II X'II Ilhllll1"UI m coin�liin ued
National Award for Planning.The Nl:.:.lGII II30Ifkll II001I.) RIWI FAILIIZAHION &IMAS F11:.ill P11 ANS,COIN F
American Planning Association, Chicago, TOWN OF CLERMONT, NY- Clermont Hamlet Vision Plan
IL and Washington, DC For The Pittsford TOWN OF CLIFTON PARK, NY—Town Center Master Plan (Capital District
Greenprint Initiative, by John J. Behan,
AICP for the Town of Pittsford, NY. Transportation Committee)
VILLAGE OF COPENHAGEN, NY- Downtown Community Design Plan
Waterfront Planning.The Waterfront CITY OF FITCHBURG, NY- Lower Main Street Revitalization
Center,Washington, DC,for Horizons TOWN OF GUILDERLAND, NY—Guilderland Hamlet Neighborhood Plan
Action Plan for Erie County Waterfront, by (Capital District Transportation Committee)
The Saratoga Associates,John Behan, TOWN OF GUILDERLAND, NY- Neighborhood Master Plan for the
Project Manager. Guilderland Center Hamlet (Capital District Transportation
DuPont Greenway Award.The National Committee)
Geographic Society,The Conservation TOWN OF HALFMOON, NY-Town Center Master Plan
Fund, Washington DC, and Arlington,VA, TOWN OF MALTA, NY-Affordable Housing Study
for the Upper Hudson Greenway and the TOWN OF MILTON, NY-Town Center Master Plan
Salmon River Greenway, by The Saratoga RENSSELAER COUNTY, NY- Bon Acre Hamlet
Associates,John Behan, Project Manager. CITY OF SCHENECTADY, NY- Hamilton Hill Housing and Neighborhood
Revitalization Strategy(The Community Builders, Inc)
SII-SII II�;.IIII ��a II:IfIIu� �Iull:IhII Ij CITY OF WATERTOWN, NY- East Side Neighborhood Improvement District
New York State Association of Towns. FIirANSIPOIKFAFIION &COIZRIIII:)OIR IPIL..ANNIING
(2009), Creative Community Land Use CITY OF ALBANY, NY- Upper New Scotland Avenue/Krumkill Road
Tools Incentive Zoning and Transfer of
Neighborhood Plan
DevelopmentRights(TDR) TOWN OF CANANDAIGUA, NY—Southern Corridor Study: Development,
North Country Local Government Transportation and Conservation Strategy
Conference, 20th Anniversary Gathering TOWN OF CLERMONT, NY- Hamlet District and Route 9 Corridor Area Plan
(Watertown, 2009), Design Guidelines: TOWN OF EAST GREENBUSH, NY- Route 4 Corridor Study(Capital District
What they are and How to use them? Transportation Committee)(subconsultant)
Saratoga County Planning Conference TOWNS OF GUILDERLAND/PRINCETOWN, NY- Route 20 Land Use and
(Saratoga, 2009), Creative Community Transportation Study(Capital District Transportation Committee)
Land Use Tools: Incentive Zoning and CITY OF SARATOGA SPRINGS, NY—Weibel Avenue-Gilbert Road Study
Transfer of Development Rights (TDR) (Capital District Transportation Committee)
New York State Government Finance CITY OF SARATOGA SPRINGS, NY- Lake Avenue Country Gateway:Vision
Officers Association, Special Training and Recommendations (Capital District Transportation Committee)
Workshop (2008), Successful Grant ULSTER COUNTY, NY—New Paltz Intermodal Feasibility Study
Proposals: Getting Ahead of the Game
C011fnllll:: f:I�SlI�llf: II'II..ANNIING
New York State Metropolitan Planning
Organization (Niagara Falls, 2008), TOWN OF BEEKMAN, NY—Comprehensive Plan and Generic EIS
Transportation Drives Land Use TOWN AND VILLAGE OF CAZENOVIA, NY- Cazenovia Area Planning Project
New York State Department of TOWN OF CLIFTON PARK, NY- Land Conservation Plan and Generic EIS
(subconsultant)
Transportation,Transportation in the TOWN OF EAST GREENBUSH, NY—Comprehensive Land Use Plan
Regional Landscape(2007), Community
(subconsultant)
Involvement isa contact sport TOWN OF GUILDERLAND, NY—Comprehensive Plan& Implementation
Planning for a Future for Farms: In Services
Rensselaer, Saratoga, &Washington TOWN OF MILTON, NY-Comprehensive Plan and Generic EIS
Counties (2006), FiscallmpactMooel fora TOWN OF PITTSFORD, NY—Town Comprehensive Plan Update
Community TOWN OF WALLKILL&CITY OF MIDDLETOWN, NY- Natural Hazard
Mitigation Plan
VILLAGE OF WILLIAMSVILLE, NY-Comprehensive Plan
IIIA III CIII°°°°III III III.............. NI IIL........ III IIIAI ' NI ' A
SENIOR ASSOCIA P
TE — URBAN PLANNER
As a degreed architect, Mr. Allen has worked for noted international firms including Skidmore Owings Merrill,
P.C. in London; Einhorn Yaffee Prescott, A/E, P.C. in Albany, N.Y.; as well as preservation architects Badger &
Associates in Manchester, VT.With a strong personal interest in community revitalization and land use planning
projects, Mr. Allen began his independent planning consulting practice in 2002 with the formation of Bailliere
Consulting where he was Principal until joining Behan Planning and Design. His areas of expertise include land
use planning, zoning code updates, development reviews and the creation of illustrated design standards and
form-based zoning codes. Mr.Allen currently serves on the Village of Round Lake Zoning Board, and previously
served on the Planning Board of his hometown in Dorset, VT before moving to New York State.
A..R. ..IL.II�:` k� �II���'�OJIIC11 ` NCII
Syracuse University, Syracuse, New York, ZONING&ID11::5II(.1N GLJJ1lll:)11::a1...1lIN11:::S
Bachelor of Architecture, Syracuse
University School of Architecture, 1993 TOWN OF AMHERST, NY-Traditional Neighborhood Zoning Project
TOWN OF BENNINGTON, VT-Commercial Corridor Design Guidelines
TOWN OF CLARKSTOWN, NY- Form-Based Zoning Code
IIR�..;,JSS `,,INTOWN OF CLARKSTOWN, NY- New City Hamlet Design Guidelines
TOWN OF CLARKSTOWN, NY-West Nyack Hamlet Zoning
Senior Planner, Behan Planning and TOWN OF CLIFTON PARK, NY- Form-Based Zoning Code
Design, Saratoga Springs, New York, CITY OF KINGSTON, NY- Midtown Design Standards
2007-Present CITY OF KINGSTON, NY- Rondout Creek Zoning Update&Design
Principal, Bailliere Consulting, Saratoga Guidelines
Springs, New York, 2002-2007 TOWN OF MONTGOMERY, NY-Zoning and Land Use Update
VILLAGE OF NEW PALTZ, NY-Zoning Update
Einhorn Yaffee Pr
Project Architectect Manager, VILLAGE OF NORTH BENNINGTON, VT- Design Guidelines
escott, A/E,Albany, New
York, 2000-2002 TOWN OF PITTSFORD, NY- Residential Neighborhood Zoning and Design
Guidelines
Project Architect, Foit-Albert Associates, TOWN OF ROSENDALE, NY-Zoning Review and Update
Albany, New York, 1999-2000 TOWN OF WALLKILL, NY-Zoning Update
Architect, O'Connor& March Architects,
Albany, NY, 1997-1999 INI:.]GII IIBOIZI IIOOI.) IRII:::VI FAILEATIOIN &IMAS F11:.:IIR IN ANS
Designer, Brandt-Poost Architects, East TOWN OF CLARKSTOWN, NY- New City Vision Plan
Greenbush, NY, 1995-1997 TOWN OF CLARKSTOWN, NY-West Nyack Vision Plan
TOWN OF CLARKSTOWN, NY- South Main Streetscape Revitalization
Draftsman, Badger&Associates, TOWN OF CLARKSTOWN, NY- Congers Road Streetscape Revitalization
Manchester, Vermont, 1993-1994 TOWN OF CLIFTON PARK, NY-Town Center Master Plan
Draftsman, Skidmore Owings Merrill, P.C., TOWN OF PITTSFORD, NY- Erie Canal Park Master Plan
London, England, 1991
COIMIf11IRll:::II ill:::INSIIVII::: IIN..ANINIIING
rlljj..`II II S S IIS II J A,IL.. SII II L..IIA,II Ilj..uk[,]S TOWN OF EAST GREENBUSH, NY- East Greenbush Amenities Plan
American Planning Association TOWN OF EAST GREENBUSH, NY-Comprehensive Zoning Update
TOWN OF EAST GREENBUSH, NY- PDD&Conservation Subdivision
New York Planning Federation Development Reviews
American Institute of Architects TOWN OF EAST GREENBUSH, NY-Comprehensive Land Use Plan
A II C Il� ll II� 3" A,
CONTINUED
If'�11 11QHIN G II ,,I GGd1°.II\6II 1,11f"S II`\OYI X,II II h II II:JNK II m t`Oun�h in ued
Guest Speaker: NY Association of Town's COI l:1IRII:::II IIE::NSIIVE IPl...ANNIING,COIN F
Conference, 2013 New York City TOWN OF MANCHESTER,VT- Build Out Analysis
Guest Speaker: Saratoga County Planning TOWN OF WALLKILL, NY-Comprehensive Plan
Conference, 2013, Saratoga Springs, NY TOWN OF WALLKILL, NY-Comprehensive Zoning Amendments
Guest Speaker: NY Association of Town's TOWN OF WALLKILL&CITY OF MIDDLETOWN, NY- Natural Hazard
Conference, 2011 New York City Mitigation Plan
TOWN OF WALLKILL, NY- Farmland Protection Plan
Guest Speaker: NY Planning Federation TOWN OF WALLKILL, NY-Conservation Subdivision Regulations& Design
Conference, 2011 Albany, NY Guidelines
Guest Speaker: NY Association of Town's
Conference, 2011 Syracuse, NY FIRANSIPOIKTATIION &COIZR11DOIR IP 11 ANNIING
Guest Speaker:Vermont Historic TOWN OF MANCHESTER,VT- Route 30 Corridor Improvements Study
Preservation Conference, Bennington,VT TOWN OF MOREAU, NY- Exit 17/Route 9 Corridor Land Use and
Guest Speaker: Saratoga Springs Transportation Study
Preservation Foundation, Saratoga ULSTER COUNTY, NY- New Paltz Intermodal Feasibility Study
Springs, NY
DESIGN
Guest Speaker: Community Workshop on TOWN OF CLARKSTOWN, NY-Congers Road Streetscape Revitalization
Design Guidelines, Saratoga Springs, NY TOWN OF CLARKSTOWN, NY- South Main Streetscape Revitalization
TOWN OF CLARKSTOWN, NY- Kevin Landau Park Design
TOWN OF CLARKSTOWN, NY-Central Nyack Drainage Project
..0"vdI MU 1111 I I Y SII LR IC :. TOWN OF CLARKSTOWN, NY- Central Nyack Streetscape Revitalization
TOWN OF CLIFTON PARK, NY- Town Center Gateway Median
Zoning Board, Village of Round Lake, NY
Zoning Review Committee, Malta, NY DEVELOPMENT REVIEW
TOWN OF BENNINGTON, VT- Development Project Review Services
Volunteer, Rebuild Prattsville, NY TOWN OF EAST GREENBUSH, NY- PDD&Conservation Subdivision
Planning Board, Town of Dorset,VT Development Reviews
TOWN OF WALLKILL, NY- Development Project Review Services
CITY OF KINGSTON, NY- Development Project Review Services
ConsultEcon
Inc.
3. STATEMENT OF QUALIFICATIONS
ConsultEcon has a long experience in economic development feasibility analysis and the
development of strategic plans a wide range of public and private plans and projects. We
have provided feasibility analysis of a wide range of real estate, including commercial,
industrial and residential uses in downtowns, corridors and regions. We have a special
expertise in tourism and the development of leisure time facilities, including visitor
attractions, parks and recreational facilities, and arts, cultural and heritage sites.
Since our founding in 1991, ConsultEcon has completed over 800 assignments nationally
and internationally,with over 100 completed in New York State. Our national and local
experience and public and private sector client base gives us a unique perspective. We are
familiar with area regional economic and real estate trends, and we offer best practices and
lessons learned from communities throughout the country that have faced similar
challenges in economic development planning for large scale sites in a way that achieves
the community's vision for the future.
Behan Planning and Design has been helping communities address similar land use and
development issues in upstate New York for more than two decades. Its team of seasoned
professionals have worked together on a number of important land use and transportation
corridor projects across upstate New York and New England. The firm is a recognized
leader in open space and farmland protection planning and our team has successfully
drafted more than 50 creative zoning amendments including form-based code, incentive
zoning for transfer of development rights, commercial development design guidelines,
conservation subdivision, and corridor access management. As a closely knit team of
planners, landscape architects, and engineers, Behan Planning and Design has the
experience to engage stakeholders and the broader community and create plans that are
both visionary and buildable. Most recently,the firm's revitalization plan for South Main
Street in New City New York was recognized with an award from the Upstate Chapter of the
American Society of Landscape Architects and its Arbor Hill Neighborhood Plan was
recognized nationally by the American Planning Association as a Great American
Neighborhood as both a visionary plan that has been successfully implemented.
19
ConsultEcon
Inc.
4. LIST OF RELEVANT PROJECTS
CONSULTECON EXPERIENCE
Main Street Economic Development Planning: Oneonta, New York- Provided market
and economic analysis of Oneonta's Main Street and Downtown area. The goal of the study
was to develop short, middle, and long range plans for a sustainable economic strategy for
Downtown Oneonta by concentrating on its assets—both existing and potential. The
analysis encompassed market research, a community wide consumer survey, and
community visioning and outreach, including stakeholder interviews, focus groups with
businesses, property owners and downtown residents.
Main Street Study: Salamanca, New York- Created a downtown market analysis and
action plan to support revitalization within this tribal community. CEI evaluated the
business mix, customer spending patterns, competitive environment, and commercial and
downtown revitalization in other tribal communities. The action plan provided an
implementation roadmap for a new downtown organization focused on recruitment in
niche markets and placemaking through events and physical improvements.
Warren County Tourism: Lake George, New York-Evaluated the strategic
opportunities to enhance visitor infrastructure in Warren County New York, home of Lake
George. The county currently includes both winter and summer attractions, as well as a
major theme park.
Adirondack Regional Accommodation Strategies: New York- CEI was retained to
provide strategic input into the Adirondack Economic Development Strategy and Plan, a
New York State funded initiative to identify and implement high leverage economic
development projects. The work focuses on the accommodations sector, and identifying
challenges, market trends, strategies, and potential priority projects in the twelve county
area.
Finger Lakes Museum: Keuka Lakes Region, New York- The Finger Lakes Museum is
planned to showcase the Finger Lakes region through cultural and natural history exhibits
including artifacts, freshwater aquarium with native species and outdoor exhibits featuring
native wildlife. CEI worked with the client in evaluating proposed sites and then prepared
a feasibility evaluation for the project on the selected site.
Adirondack Museum Master Plan: Blue Mountain Lake, New York-Assisted museum
leadership with analysis and strategy for implementation of a multi-year exhibit master
plan. The Adirondack Museum is a regional history museum that now contains 22
indoor/outdoor exhibit areas on 32 landscaped acres. CEI first assisted with developing
alternative budget/implementation "scenarios". These scenarios were evaluated for their
attendance, revenue and operating impacts. For the preferred scenario, CEI evaluated the
potential economic impacts on the region were evaluated.
Long Island Wine Country Visitor Center: Greenport, New York- This project
estimated visitation to the Long Island Wine country on the eastern end of Long Island,
New York, and evaluated marketing approaches and alternative operating and
20
ConsultEcon
Inc.
management models for a visitor intercept strategy. The visitation forecast supported an
analysis of the feasibility of a visitor interpretive center.
Hyannis Harbor Land Use and Economic Development Strategy: Barnstable,
Massachusetts - Evaluated the market trends affecting the harbor area and profiled key
economic uses. We evaluated potential redevelopment scenarios, including new hotel,
multi-model parking garage, and mixed-use parcels at key locations in harbor area and
identified implementation tasks to advance redevelopment. Other recommendations
focused on enhancing the harbor's identity as a gateway through placemaking strategies
and enhancement of the area's artistic activity and cultural heritage. Work was done as a
part of a multi-disciplinary design team.
Greenbelt Master Plan: Clive, Iowa - Prepared market and economic analysis as a part of
a multi-disciplinary team for the City of Clive, a suburb of Des Moines with a linear
greenbelt in the Walnut Creek watershed of central Iowa. CEI analyzed potential for park
and trail oriented improvements to enhance recreational opportunities in Clive Greenbelt,
for expansion of pedestrian and bicycle trail system in the City, and for spurring public and
private economic development.
Virginia Aquarium and Owls Creek Area Plan: Virginia, Beach, Virginia - Created a
baseline economic profile of the area around the Virginia Aquarium and identified potential
development strategies. Based on the preferred design plan,we evaluated the economic
potential of the master plan and quantified the increased economic activity that would
occur once the plan was implemented.
Oak Bluffs Market Analysis for Downtown Streetscape Master Plan, Oak Bluffs,
Massachusetts - Evaluated existing business conditions, downtown commercial mix, and
resident and tourist demographics, trip characteristics and purchasing power as an input
into planning process for streetscape master plan in downtown Oak Bluffs. CEI
participated in community meetings,workshops and drop-in sessions with Town residents
and business owners.
Westside Regional Park Master Plan: Frederick, Maryland - Provided market analysis,
operating plans and economic impact of potential recreational facilities to inform the
development of a master plan for a new regional park in Frederick, MD. ConsultEcon was
part of a multi-disciplinary team. Formerly a working dairy farm, Hargett Farm one of the
largest remaining open space parcels in the City of Frederick. The master plan included
indoor and outdoor aquatic facilities, sports field complex with a stadium, reuse of historic
farm buildings and structures for community programming and special events.
Stoothoff-Gunther Farmstead: Franklin Township, New Jersey- Developed a feasibility
analysis and operating plan to adaptively reuse an historic agricultural homestead into an
agricultural farm park,with interpretive exhibits, community events, active agricultural
use, and community gardens. CEI evaluated potential resident and tourist market
segments, profiled local agricultural attractions and comparable projects, estimated
revenue potential and identified staffing and operating expenses required for a sustainable
operation.
21
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Adopted as part of the zoning code, the Town of „° TM W,1" , 8I,IYIR I Vy
Dryden Commercial Corridor Design Guidelines, "I"'I°0,Pgra,=x I��
�tll ld IIYIB OII Vd[
has a town-wide perspective, while focusing �fi
primarily along the NYS Route 13 NYS Route 366
corridor within the town. The roadways provide
the main access route through the town `r
g
between the Ithaca and Cortland areas. Three
character areas are given more specific ��/r, ���✓rr �'� " �/���j
recommendations:
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2) Rural Highway Corridor Character Areas
3) Mixed Use/Medium Density Character Areas
LuIMw Iv'a�� "N"%�w e6 u.di i.e iwr
The Village/Hamlet Character Area include the " �� MAI"6RAA r,S
/ AN ALO
Hamlet of Varna near Cornell University. The � '� �
town looks to redefine the hamlet as a gateway
to Cornell, reorienting the hamlet to a �
pedestrian scale via streetscape and sidewalk
improvements, and keeping the hamlet's
historical roots intact in order to create
//°/% / �✓fii �� I»moi�i%i �a i��/�I�%///�i�i%
opportunities for new investment in the hamlet
core.
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The Towns of Guilderland and Princetown
jointly commissioned this study, with �t ,
support from the Capital District
Transportation Committee, to examine
future land use and transportation
improvements aloe a 4-mile segment of
Route 20. The focus of the study was they°
busy Route 20 corridor and the
importance of encouraging well thought
out commercial development while
maintaining and strengthening hamlet
character. The final plan developed by
Behan Planning and Design together with
Creighton Manning Engineering, helps to
guide land use and transportation ,,,
investments and other decisions that are
made by the towns, and also by state and
federal agencies.
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Behan Planning and Design worked with Creighton
Manning, the town, county and the Adirondack Glens ;,%%�
Falls Transportation Council (A/GFTC) to create a
coordinated transportation plan and land use vision
for the Route 9 corridor in the Town of Moreau. „+
This conceptual-level transportation improvement
plan focused on build-out scenario growth analysis, . .
access management improvements, local road
g p
connectivity options, traffic system optimization, , /
bicycle, pedestrian and transit accommodations, and
other roadway improvement im alternatives.
p
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A unique element of the plan was how it approached
futurerowth management. With the desire and
g g
expectation that the Route 9 corridor would maintain
the same number of travel lanes and not undergo G�.
any serious upgrades for the foreseeable future, the / ,n
team sought to determine the point at which future
growth would begin reach the maximum traffic
capacity of the corridor. From this point, the team
was able to reverse-engineer the desired maximum
build-out for the corridor, and make zoning and
development recommendations to cap future
development at a sustainable level for the corridor. %till
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AWXlRJDS XMHD IIII IIII �NCOGIIM IIII IIII]I GMS
I-s l7 J.-{ '11 I�'L— Its f`!I N
(Received by Behan Planning and Design and our clients) � ��
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• Upstate New York Chapter of the American
Society of Landscape Architects: 2014 Merit
Award of Achievement for Built Design, South
Main Streetscape, New City, Town of
Clarkstown, NY
® • Great Places in America: 2014 Neighborhoods
A S L A - Arbor Hill, Albany, NY from American
Planning Association - Arbor Hill
Neighborhood Plan
• Upstate New York Chapter of the American
Planning Association: 2013 Planning
Excellence Award, Town of Dryden - Varna
Community Development Plan
. NY Planning Federation: 2012 Pomeroy Award
for Innovative Zoning, Pittsford, NY
• Upstate New York Chapter of the American
Planning Association: 2009 Planning
Excellence Award for Implementation -
Skaneateles Lake Watershed Protection
Program
. American Planning Association National Award
for Planning for the Town of Pittsford's
"GreenprintTM for the Future" initiative.
• Upstate New York Chapter of the American
�r r Planning Association Award for the County of
Albany Hudson River Waterfront Strategy.
` 1
e Governor's Award for Excellence to the Town
of Pittsford for its waterfront planning and
revitalization, and other cooperative projects.
• Upstate New York Chapter of the American
Planning Association's "Outstanding Planning
Award" for guiding local land use towards
"smart growth" in the Town of Milton.
/ �paipr
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New York State Association of Realtors Award
r
for Smart Growth Excellence to the Town of
0/-
Clifton Park for its environmental and growth
planning initiative.
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......................................................................................................................................................................................................................................................................................................................................................................................................
ConsultEcon
Inc.
S. REFERENCES
ConsultEcon References
Main Street Study: Salamanca, New York
Jayne Fenton
President
Salamanca Area Chamber of Commerce
716-945-2034
jaynelfentonL@aol.com
Main Street Economic Development Planning: Oneonta, New York
Jim Martin
Senior Planner and Economic Development Specialist
The LA Group
518-587-8100
jmartin@thelagrou .com
Warren County Tourism: Lake George New York
Mr. Edward Bartholomew
President
EDC Warren County
42 Ridge Street
Glens Falls, NY, 12801
518-761-3833
feb@nycaD.rr.com
Westside Regional Park Master Plan: Frederick, Maryland
Grace Fielder
President
G.E. Fielder&Associates
301-490-3207
fieldert�,gefielder.com
Hyannis Harbor Land Use and Economic Development Strategy: Barnstable,
Massachusetts
Tim Love,AIA, LEED AP
Principal
Utile Design
617-423-7200
Iove@utiledesign.com
27
ConsultEcon
Inc.
Behan Planning and Design References
Town of Dryden, NY
Zoning and Design Guidelines
Dan Kwasnowski
Former Director of Planning
(315) 459-1546
danC@aDDIiedDIannin Ilc.com
Town of Moreau, NY
Rt. 9 Corridor Study
Mark Sargent, PE
Project Manager, Creighton Manning Engineering
518-689-1837
msargentPcmeIID.com
Capital District Transportation Committee
U.S. Route 20 Land Use and Transportation Study
Chris ONeil
Principal Transportation Planner
518-458-2161
co'neiII@cdtcmDo.org
28
��IIIIII III II
ConsultEcon, Inc. (CEI) provides services to clients in the areas of strategic and management consulting, project and plan
concept feasibility,economic development, market and financial feasibility,socio-economic impact evaluation and project
implementation. Our practice builds on the decades of experience providing results-oriented solutions for clients by
drawing on our expertise and experience in marketing, economics, management, finance and planning.
Members of the firm have many years experience with a wide range of projects including downtown development
(Roanoke, VA; San Antonio, TX; Burlington, VT), historic preservation and adaptive use(St. Louis, MO), recreational
planning (Railroad Park, Birmingham, AL), arts and cultural planning (Paducah, KY), creative economy (Salem, MA),
waterfronts (Des Moines, IA), economic development (New Haven, CT), and military base conversion (Boston Naval
Shipyard, Philadelphia Frankford Arsenal). CEI has worked with many leading urban planners in providing solutions for
complex community planning projects. The following are typical of assignments in community planning.
Salem Downtown Retail Plan: Salem, Massachusetts— Cedar Park Heritage Plan: Cedar Park,Texas— This work
Prepared a retail market study of downtown Salem to included reviewing the characteristics of existing
better understand market conditions, identify heritage tourism sites, reviewing the market context for
opportunities to diversify the downtown retail base and the project, reviewing trends in heritage tourism,
build consensus on an effective retail market developing a framework for evaluating alternatives, and
development plan. This plan is being implemented by defining and evaluation of a preferred alternative. CEI
the Salem Redevelopment Authority and its partners the assisted the City of Cedar Park in Heritage Tourism
Chamber of Commerce, Main Street Program and private Planning.
businesses. CEI worked as part of a multidisciplinary Salem Pier Master Plan: Salem, Massachusetts —
team. Worked with a planning team to evaluate the feasibility
Historic Fort Lowell Park Master Plan & Restoration of developing a city pier to serve commuter boats and
Plan: Tucson, Arizona — Provided input to the Historic other commercial vessels.
Fort Lowell Master Plan,which included consideration of Main Street Birmingham: Birmingham, Alabama —
the general economic feasibility of the alternative Evaluated Birmingham's nine neighborhood commercial
concept plans and identification of a preferred districts for Main Street Birmingham, Inc. First,the study
alternative that was the subject of more detailed reviewed and ranked the nine districts for targeted
analysis. A business and management plan were then investment based on market analysis. Second, CEI
produced for the recommended alternative. CEI worked evaluated the potential for district economic
as part of a multi-disciplinary team. development in specialized market niches (i.e. arts-
Fall River Pier Business Plan: Fall River, Massachusetts based or technology-based), based on the market
—Provided an operations plan for the Fall River State Pier analysis conducted and best practices in other
Multi-Use Facility, which was developed at the request communities nationwide.
of the Massachusetts Department of Business and Steam Pump Ranch Heritage Park: Oro Valley, Arizona
Technology and Massachusetts Seaport Advisory — Work on this project included elements of master
Council. The purpose of this business and operational planning, market and financial feasibility and
strategic plan was to provide a blueprint to guide implementation strategies. The challenges were to
development of the facility up to the point of hand-off to retain the historic elements and landscape of the site
commercial operators. CEI worked as part of a while identifying new uses that will support sustainable
multidisciplinary team. use as a heritage site and community resource. CEI
worked as part of a multidisciplinary team on a master
plan for historic Steam Pump Ranch.
ConsultEcon, Inc. T:+1617 547 0100
Economic and Management Consultants F:+1617 547 0102
545 Concord Ave,Suite 210 info@consultecon.com
Cambridge,MA 02138 U.S.A. www.consultecon.com
ConsultEcon, Inc.
Economic and Management Consultants Community Planning Qualifications
Evans & Rosedale Neighborhood Revitalization Study: Heritage Area and Waterfront Revitalization Strategy:
Ft. Worth, Texas — Developed a plan for this minority Wheeling,West Virginia—Work on this project included
neighborhood in Ft. Worth. CEI evaluated the potential feasibility, planning and financial analysis for a number
for infill retail, services and resident use in this historic of phases of Wheeling's revitalization process. CEI's
neighborhood. responsibilities included development of a revitalization
New Haven Waterfront: New Haven, Connecticut — strategy, analysis of a new multi-modal transportation
Developed a waterfront master plan for New Haven. This center and parking garage, mini-feasibility studies for
work included evaluating retail, entertainment, hotel downtown projects and analysis of a new waterfront
and residential uses. CEI worked as part of a team for park. CEI also identified potential revenue and funding
this project. sources, and provided input into operating/financial
projections and organizational structures.
Creative Economy of the North Shore: Salem,
Massachusetts — Conducted a market analysis of the Downtown Vision Plan and Revitalization Strategy:
North Shore creative economy in order to help develop Woburn, Massachusetts — Created a revitalization
an action plan to expand the sector. We also helped to vision, and an action plan to realize the vision. As part of
develop and administer survey questionnaires and focus this study, we designed and conducted a survey of
groups to inform the action plan. Our work within this downtown businesses to help determine a strategy for
mthe improvement and revitalization of the downtown.
multidisciplinary team resulted in development of a
business recruitment plan, an outreach and Economic Development Plan:Seneca County, New York
communication plan, and a program development plan, —For this rural county in the Finger Lakes Region of New
including specific recommendations for products and York, CEI prepared a tourism-based economic
services that would appeal to creative economy development strategy that encompasses general
companies on the North Shore. strategies, marketing, tourism infrastructure and
Dedham Lifestyles Center Impacts Study: Dedham, evaluation of individual attractions projects.
Massachusetts— Prepared an evaluation of the impacts Economic Development Strategy: Pittsfield,
of the proposed Legacy Place on downtown Dedham, Massachusetts — Prepared an economic development
Massachusetts, with a focus on the existing businesses strategy for the central area of Pittsfield, Massachusetts,
located in Dedham Square. CEI served as primary working with an architectural firm. Uses evaluated
consultants on a multidisciplinary team. included service, retail, industrial and public land uses.
Community Arts Center Feasibility: Quincy, This work included a number of citizen workshops and
Massachusetts — Provided advice to the Quincy 2000 resulted in a development strategy consistent with
Corporation on market, financial and organizational community capabilities. Follow up work included a
issues to guide the redevelopment of a downtown comprehensive tourism development strategy for
building as a not-for-profit multi-purpose arts building. Pittsfield.
Uses included artists' studios, arts college classes, office Strategy for Downtown Revitalization: New Britain,
space for arts-related businesses, gallery and a Connecticut — Prepared a downtown revitalization
performing arts venue. Market analysis, tenant mix, strategy for New Britain, Connecticut. Development
creative financing, operating pro formas and opportunities were identified. Downtown core amenity
organizational structure were analyzed. and infrastructure improvements were also
Charles River Plan/Metropolitan District Commission: recommended. Follow up work evaluated the potential
Boston, Massachusetts—Assessed the markets and user for a multi-use development for the proposed air rights
profile of the Charles River Basin in support of a master platform spanning Route 72 in the downtown. CEI
plan for improvements and reconstruction of this major worked as part of a multi-disciplinary team.
park system and urban environment.
2 www.consultecon.com
ConsultEcon, Inc.
Community Planning Qualifications Economic and Management Consultants
Downtown Revitalization Strategy: Peabody, Civic Center Feasibility: Jamestown, New York —
Massachusetts — Evaluated the commercial market for Prepared a preliminary report of market and project
downtown revitalization. Part of this work included concept issues relating to the potential development of
consumer surveys. Recommendations were made a mixed use civic center project in this City of 34,000
regarding downtown infrastructure, parking, traffic and people. Project components included an arena, meeting
early action items. Potential market segments for the and assembly space, and hotel and restaurant, with
downtown were identified. CEI also measured market associated parking.
potential by retail segment and recommended a retail Riverfront Master Plan; North Augusta, South Carolina
and commercial redevelopment strategy and
— Evaluated alternative approaches to developing a
implementation plan with a particular focus on business major flood plain area. Uses under consideration
development and recruitment. included: residential, commercial, golf course, marina
Nashua Technology Center: Nashua New Hampshire — and conference center. As part of a multi-disciplinary
Nashua has been a center of technology and planning team, the issues that were addressed included
manufacturing innovation for over 150 years. This market support, infrastructure funding, cost benefit
museum will celebrate this heritage while creating analysis, fiscal and economic impacts, and alternative
dynamic and exciting environments for people of all ages funding strategies including tax increment financing
to experiment and learn in a hands-on environment. CEI (TIF). This project was successfully implemented.
participated in site selection, facility programming, Project Economic Impact: Mashpee, Massachusetts —
market potential and operating plan. Led a team of traffic, environmental and fiscal impacts
Salem State College / GTE Site Evaluation: Salem, experts to evaluate the impacts of a 700,000 sq.ft.
Massachusetts—Worked with a multi-disciplinary team commercial development and a 500 unit residential
to evaluate the reuse potential for the large GTE site in development in the Town of Mashpee, Massachusetts.
Salem, MA for Salem State College. Various reuse State Fair Boulevard Market Analysis: Geddes, New
alternatives were evaluated, including R & D space and York—As part of a planning study for State Fair Boulevard
business incubator space which would be associated in Geddes, New York, CEI prepared a market and site
with the business school of the College. Later, an analysis to support a land use plan for this key part of the
economic impact analysis of the college on the region's community. This neighborhood is located adjacent to
economy was prepared. This project was successfully the New York State Fairgrounds.
developed.
Community Character Impacts Study: Ithaca, New York
Commercial Area Market Study:Tiverton, Rhode Island _ Conducted a fiscal and market analysis of the existing
— Evaluated a commercial district and residential area in retail environment in Ithaca to evaluate the potential
the north end of the Town of Tiverton, Rhode Island for community character and competitive impacts of a
the Town and a local task force. CEI analyzed site-related proposed commercial development in Ithaca.
conditions such as traffic, business conditions, parking,
tax implications of the location adjacent to the Rhode Des Moines Waterfront Master Plan: Des Moines, Iowa
Island Massachusetts border, adequacy of infrastructure — Prepared a master plan for Des Moines downtown
and other relevant site issues. CEI identified the primary waterfront as part of a multidisciplinary planning team.
and secondary market areas for the project, and This project focused on the "Principal Group" Riverwalk
estimated spending potential by category. CEI's that included trails, pedestrian bridges and amenities.
recommendations included necessary physical Also prepared was a preliminary land use plan for the
improvements, redevelopment strategy and target retail waterfront area. CEI prepared market analyses and
and commercial types as well as implementation economic impact assessments in support of the plan.
measures.
www.consultecon.com 3
ConsultEcon, Inc.
Economic and Management Consultants Community Planning Qualifications
Hanscom Area Towns Review of Massport Expansion Environmental Impact Statement—Economic Impacts
Proposal—The Towns of Lexington, Bedford and Lincoln Review, Discount Department Store Proposal: Lake
formed a consortium to review the proposed expansion Placid, and Ticonderoga, New York — Served as expert
and real estate development at Hanscom Field. CEI reviewer for two separate market, economic and fiscal
evaluated the impacts on the towns of increased aviation impacts analyses for the State of New York under its
activity, a hotel/conference center, and office space. SEAR environmental impact review law. CEI's work
Las Vegas Springs Preserve: Las Vegas, Nevada — Las included an initial review and comments and review of
Vegas Springs Preserve is an important tract of land that subsequent revisions to relevant sections of the EIS. CEI
was the site of the desert springs where Las Vegas was reviewed completeness, technical approach and
founded. The Las Vegas Valley Water District is conclusions of the studies. Project issues included
developing a Master Plan for the site that includes a economic impacts, fiscal revenue generation, and fiscal
major interpretive center and museum, environmental costs including municipal services.
learning center, nature trails, outdoor amphitheater, Site Reuse Evaluation: Boylston, Massachusetts — As
demonstration gardens and supportive infrastructure, part of a multi-disciplinary consulting team, CEI assisted
including retail and food service. CEI prepared market the Town in an evaluation of the feasibility and
support projections that informed Master Plan attractiveness of acquiring this major site. Issues
alternatives. Revenue potential and usage patterns were investigated included alternative development schemes
prepared for preferred options. We also supported the for excess property,evaluation of development schemes
LVVWD in preparing a business plan for the project. This versus existing zoning and other development
project was successfully implemented and opened. limitations; and most importantly, the fiscal effects of
Augusta Canal Redevelopment Plan:Augusta,Georgia— property purchase, including impacts on schools, tax
This project was conducted as part of a multidisciplinary rates etc.
team for the Georgia Department of Transportation and Bomes Theater Reuse: Providence, Rhode Island —The
Canal Authority. It included the evaluation of the Bomes Theater, located on Broad Street in the South Side
economic development components of a master plan for neighborhood of Providence,was identified as having re-
the Augusta Canal. The canal parallels the Savannah use potential as a cultural and entertainment center in
River and traverses rural areas, suburban and urban the local community. CEI evaluated community need
areas. The overall project included an evaluation of and potential for support;analyzed the market potential;
historic buildings, regional economic development and prepared a preliminary building use plan; provided a
real estate trends, recreational development, cultural preliminary redevelopment approach and evaluated the
facilities, and tourism development strategy. In addition economic feasibility of the project through a cultural
we acted as facilitators for a series of citizen task force center operating scenario.
meetings. The Plan has been adopted by the City of Emerson Park:Cayuga County, New York—Provided the
Augusta, Richmond and Columbia Counties, and by the market support and operational evaluation for the
State of Georgia and the National Park Service, and is master plan for Emerson Park, located in Auburn, New
being implemented. Funding for signage and York on the northern shore of Owasco Lake. The market
interpretation has been supported by private companies. work evaluated the potential for the development of a
This project received numerous awards, including a hotel/conference center, a full-service restaurant, a
Federal Design Achievement Award and an Outstanding
waterpark/play area and an ice skating trail.
Economic Development Planning award from the
Georgia Planning Association.
4 www.consultecon.com
ConsultEcon, Inc.
Community Planning Qualifications Economic and Management Consultants
Morrison Farm Feasibility Study: Acton, Massachusetts Downtown Master Plans: Silver City, and Las Vegas,
Evaluated the economic feasibility recreational uses and New Mexico — Evaluated the existing business mix,
community farming on historic, 32-acre farm. Based on downtown anchors, customer markets, barriers to
community recommendations, the barn and farm house redevelopment, and opportunities for to enhance the
were to be reused as Town offices and community event downtowns in two New Mexico communities, which are
space. CEI identified revenue opportunities and potential both state-designated arts and cultural districts and
user fees and estimated annual operating costs of Main Street communities. Each downtown is a
maintaining the farm and activities onsite. Work was "gateway' community to national forests and
done as a part of a multi-disciplinary team. recreational areas and cultural resources, contains an
San Benito Heritage Tourism Plan: San Benito, Texas— historic building stock and pedestrian-oriented
Evaluated the market and economic potential of downtown,with significant arts and cultural segments of
developing a new museum and cultural center as the downtown businesses. For each project,we participated
cornerstone of a tourism development strategy. San in two-day visioning workshops open to entire
Benito is the home of Freddy Fender and the birthplace community and interviewed local businesses and
of Conjunto music, as well as endowed with unique economic development professionals to identify
natural features found in the Rio Grande Valley. Leading potential revitalization and business development
a multi-disciplinary team, CEI reviewed alternative strategies. CEI worked as a part of a multi-disciplinary
development scenarios, including the reuse of several design team.
historic buildings and new construction opportunities at Hyde Park Retail Market Study and Action Plan: Boston,
other sites. A facility concept, attendance potential Massachusetts - Evaluated market conditions and
analysis, operating plan, and preliminary marketing and identified revitalization strategies for neighborhood
fundraising plan were prepared. business district for Boston Redevelopment Authority
Hyannis Harbor Land Use and Economic Development and Hyde Park Main Streets. Market review included
Strategy: Barnstable, Massachusetts — Evaluated the customer demographics, consumer spending potential,
market trends affecting the harbor area and profiled key and commercial mix analysis. CEI conducted a combined
economic uses as a part of a multi-disciplinary design intercept and online survey to understand customer
team. CEI evaluated potential redevelopment scenarios, perceptions of the business district and inform strategic
including new hotel, multi-model parking garage, and recommendations. The final recommendations focused
mixed-use parcels at key locations in harbor area and on enhancing the districts arts-related identity through
identified implementation tasks to advance targeted business recruitment and introduction of more
redevelopment. Other recommendations focused on regular and special events.
enhancing the harbor's identity as a gateway through Market Feasibility for an Aquarium/Mixed Use
placemaking strategies and enhancement of the area's Development: North Little Rock, Arkansas — This work
artistic activity and cultural heritage. consisted of a feasibility assessment of the market
Woonasquatucket River Greenway Project:Providence, potential for an Aquarium on the North Little Rock
Rhode Island — Coordinated strategies were developed waterfront. This work also provided an overview of site
to promote economic development, and economic characteristics and other proposed real estate uses,
benefits were evaluated including discrete development including large format film theatre, hotel, retail and
projects and new spending generated by Greenway restaurant development. The intent is to create a
successful mixed-use environment in which the
users.
Aquarium can prosper.
www.consultecon.com 5
ConsultEcon, Inc.
Economic and Management Consultants Community Planning Qualifications
Paducah Renaissance Area Master Plan: Paducah, Davis Square Market Study: Somerville, Massachusetts
Kentucky — Evaluated Paducah's tourist market — Evaluated retail and office markets in neighborhood
segments and identified ways to link arts and cultural commercial districts, including profiling demographic
destinations within the downtown and waterfront area. and consumer spending trends, mix of retail and service
An important part of the analysis included a review other businesses, and leasing and development activity. We
small city arts-oriented communities in order to identify recommended key business segments for recruitment
appropriate tourism product mix and marketing and potential district management options.
strategies, both for the MainStreets organization and the Linkage Nexus Study: Somerville, Massachusetts — As
local convention and visitors bureau. As a part of a multi- part of a team, provided an analysis of the demand for
disciplinary team, a marketing strategy has developed to affordable housing generated by commercial
fill gaps within the community and to enhance tourism development. The study was the basis for updating the
marketing. In addition, CEI evaluated the market city's linkage fee ordinance. Work included an analysis
demand for a downtown hotel to inform the city's plans of residential market trends in the city and the need for
for attracting a developer and operator. On past affordable housing, a survey of employees about their
assignments, CEI has also evaluated the economic housing choices, and an analysis of development costs
feasibility of two museums expansions, the River and sources to determine the size of the linkage fee
Discovery Center and the Market House History charged to commercial developers.
Museum.
Spartanburg Center for the Arts Market and Operating
Multiple Projects: Cherokee, North Carolina - CEI has plan:Spartanburg,South Carolina—This study,prepared
completed multiple feasibility and business planning for the Arts Partnership of Greater Spartanburg,
assignments for the Eastern Band of Cherokee Indians, evaluated the feasibility of a proposed multi arts,
including a wildlife park, heritage museum, water park heritage and science center that included a 500-seat
hotel, and mixed-use development that incorporates theatre. The scope included an evaluation of facility
cultural, commercial and residential uses. As a part of management styles, market support, financial feasibility
the Boundary Tree Master Plan, we evaluated the of the individual organizations as well as the facility, and
economic potential of alternative uses. The final plan economic impacts of the project. The Little Theater of
included retail and classroom space for a community Spartanburg would be a primary tenant of the theatre.
cultural center featuring local arts and crafts. Most This project will be developed in a downtown district that
recently, we helped identify the best site and evaluated includes an amphitheater, hotel, convention center, and
the market potential and potential return on investment office space. This project was successfully implemented
for a Cherokee indoor water park hotel.
and opened.
Greenwood Community Planning: Tulsa, Oklahoma — Stoothoff-Gunther Farmstead: Franklin Township, New
Identified asset-based economic and tourism Jersey — Developed a feasibility analysis and operating
development strategies for a historically African- plan to adaptively reuse an historic agricultural
American neighborhood in downtown Tulsa. CEI
homestead into an agricultural farm park, with
reviewed existing conditions, market context, and interpretive exhibits, community events, active
development trends in the neighborhood, as well as agricultural use, and community gardens. CEI evaluated
profiled comparable African American heritage districts potential resident and tourist market segments, profiled
in other cities. In conjunction with community local agricultural attractions and comparable projects,
stakeholders, we developed strategies to increase estimated revenue potential and identified staffing and
tourism, including repositioning an existing community operating expenses required for a sustainable operation.
and event center which was financially troubled,
developing new visitor facilities, and linking key sites
with heritage interpretive trails.
6 www.consultecon.com
ConsultEcon, Inc.
Community Planning Qualifications Economic and Management Consultants
Smoky Hill River: Salina, Kansas—Prepared a feasibility Main Street Study: Salamanca, New York — Created a
and economic analysis of the Smoky Hill River Renewal downtown market analysis and action plan to support
project in Salina. Reviewed prior planning work and the revitalization within this tribal community.We evaluated
context for the future organization, administration and the business mix, customer spending patterns,
management of the project. Land uses and key projects competitive environment, and commercial and
were evaluated from a market and economic downtown revitalization in other tribal communities.The
perspective, including resident and tourist market action plan provided an implementation roadmap for a
segments. Alternative governance structures were new downtown organization focused on recruitment in
evaluated, and an economic impact analysis performed. niche markets and placemaking through events and
Economic and Fiscal Impact of Alternative Waterfront physical improvements.
Uses:Alexandria,Virginia—For the Alexandria Economic Virginia Aquarium and Owls Creek Area Plan: Virginia,
Development Partnership, CEI evaluated the economic Beach,Virginia—Created a baseline economic profile of
impacts and fiscal revenues of alternative uses. Three the area around the Virginia Aquarium and identified
development scenarios were evaluated, including: potential development strategies. Based on the
residential townhomes; mixed-use hotel, restaurant and preferred design plan, we evaluated the economic
office space; and arts and cultural uses. potential of the master plan and quantified the increased
Corolla Village Visitor/Event Center: Corolla, North economic activity that would occur once the plan was
Carolina — Corolla is the northernmost town on North implemented.
Carolina's Outer Banks. It has a rich history and a strong Hyannis Harbor Land Use and Economic Development
tourism economy. However, two facets of needed Strategy: Barnstable, Massachusetts — Evaluated the
infrastructure are missing: an event center and a visitor market trends affecting the harbor area and profiled key
center. An event center would meet the strong demand economic uses. We evaluated potential redevelopment
for social events and would accommodate the scenarios, including new hotel, multi-model parking
substantial programming underway by visitor garage, and mixed-use parcels at key locations in harbor
attractions. In addition, a visitor center is needed to area and identified implementation tasks to advance
provide a unifying overview of local history, culture and redevelopment. Other recommendations focused on
natural history -- along with information and visitor enhancing the harbor's identity as a gateway through
amenities. ConsultEcon worked with a multi-disciplinary placemaking strategies and enhancement of the area's
team to fine-tune a development program, and artistic activity and cultural heritage. Work was done as
evaluated market demand, operating costs,governance, a part of a multi-disciplinary design team.
and financial feasibility. In addition, an economic and Eatonville Cultural Center: Eatonville, Florida —
fiscal impacts analysis was prepared to support project Participated in concept development and site analysis,
funding. and prepared a market study and operating plan. This
Boundary Tree Master Plan: Cherokee, North Carolina cultural center celebrates a number of themes, including
— Evaluated the commercial, educational, and cultural Eatonville's history as the first African American
attraction elements of a major gateway site to Cherokee, incorporated town, the life and legacy of author Zora
North Carolina. Work was completed as part of a multi- Neale Hurston, the historic Hungerford School, and the
disciplinary team. ongoing cultural offerings of Eatonville and Central
Florida. This project supports community development
goals in addition to its cultural offerings.
www.consultecon.com 7
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ConsultEcon, Inc. (CEI) provides services to clients in the areas of strategic and management consulting, project and plan
concept feasibility, market and financial feasibility, socio-economic evaluation and project implementation, in the fields
of Real Estate Development, Community Economic Development, Adaptive Reuse, and Visitor Attractions and Tourism.
The principals of the firm have many years of experience serving a wide range of clients, including developers, financial
institutions, government agencies and non-profit organizations. CEI understands the needs and motivations of both the
private and public sectors. Our staff members have conducted hundreds of studies that relate to many issues relevant to
the development of overall goals and economic development components of master plans, economic development
strategies, downtown studies, adaptive reuse, housing, parks, office and institutional uses and more. CEI maintains
extensive reference files on hundreds of projects to assist us with our work. Much of this work has been in multidisciplinary
settings where associated professionals have worked to develop projects, or to generate process-oriented solutions to
complex development problems through market, management,and implementation-oriented plans. Many of our projects
have been successfully implemented. The following are typical of assignments.
Reuse Potential for the American Tin Can Factory: Paducah Downtown Hotel: Paducah, Kentucky —
Monterey, California — Evaluated the potential for the Evaluated the market potential for a downtown hotel to
Monterey Bay Aquarium to acquire the nearby historic inform the city's plans for attracting a developer and
ATC Building, as a potential investment or possible operator. Work included a review of trends in hotel
adaptive use for the Aquarium. CEI reviewed the supply and demand, an assessment of potential demand
operations of the building, income potential and from leisure, convention/conference and transient
operational issues in order to determine the feasibility of business market segments, and recommendations on
various use scenarios. project size, scale and positioning.
Owensboro Convention Center:Owensboro, Kentucky- Vicksburg Square Fiscal Impacts Assessment: Devens,
Evaluated the market opportunity and appropriate scale Massachusetts — Reviewed issues related to school age
and amenities of the proposed Owensboro Convention children who will live at Vicksburg Square, a proposed
Center. The Owensboro Convention Center was multi-family rental housing complex in Devens, MA.
replacing an obsolete convention hall and hotel and is a Included estimates of school age children based on
key component of the city's downtown revitalization. apartment unit sizes, potential students in the public
This included review of alternative operating and school system by age group and revenue and cost
management scenarios; site analysis; review of impacts on area school system budgets.
comparable and competitive projects; and potential Hyannis Harbor: Barnstable, Massachusetts—Evaluated
event activity. the market trends affecting the harbor area and profiled
Virginia Aquarium and Owls Creek Area Plan: Virginia key economic uses. Evaluated potential redevelopment
Beach, Virginia — Assessed the baseline economic scenarios, including new hotel, multi-model parking
conditions and real estate trends in the Owls Creek Area, garage, and mixed-use parcels at key locations in harbor
anchored by the Virginia Aquarium and encompassing a area and identified implementation tasks to advance
mix of residential, commercial, entertainment redevelopment. Other recommendations focused on
waterfront uses. As part of a multi-disciplinary master enhancing the harbor's identity as a gateway through
plan design team, CEI identified development strategies placemaking strategies and enhancement of the area's
and evaluated the economic potential and impact of artistic activity and cultural heritage. Work was done as
master plan implementation. part of a multi-disciplinary design team.
ConsultEcon, Inc. T:+1617 547 0100
Economic and Management Consultants F:+1617 547 0102
545 Concord Ave,Suite 210 info@consultecon.com
Cambridge,MA 02138 U.S.A. www.consultecon.com
Consu ItEcon, Inc.
Economic and Management Consultants Real Estate Qualifications
Community Arts Center: Quincy, Massachusetts — Route 66 Xperience: Tulsa, Oklahoma —Work included
Provided advice on market, financial and organizational developing a feasibility analysis and business plan for this
issues to guide the redevelopment of a downtown project which will be a major exhibition and visitor center
building as a not-for-profit multi-purpose arts building. on Historic Route 66. The project is located in downtown
Uses include artists' studios, arts college classes, office Tulsa and is part of a citywide approach to telling the
space, gallery and a performing arts venue. Market story of this iconic national highway. Evaluated the basic
analysis, tenant mix, creative financing, operating pro concepts, tested the marketability of the story and
formas and organizational structure were analyzed. developed the basic operating plan for the center. The
Clipper Mills: Baltimore,Maryland—Provided strategies building that will house the project also included a
for reinvestment and reuse for the reuse of an historic restaurant, as well as additional out lease rental office
but deteriorated mill complex in Baltimore.Working with space to provide supplemental income for the center.
a multi-disciplinary team of architects and engineers, Civic Center Feasibility: Jamestown, New York —
Clipper Mills was evaluated from a physical potential in Prepared a preliminary report of market and project
terms of reuse possibilities and costs. Market demand concept issues relating to the potential development of
and potential uses were evaluated. Operating costs and a mixed use civic center project in this City of 34,000
the capital costs were weighed against the revenue people. Project components included an arena, meeting
potential of various uses. Reuse scenarios were created and assembly space, and hotel and restaurant, with
and tested, including artists' studios, antique dealers, associated parking.
retail, cafe and professional office space. Development Consulting: Bedford, Massachusetts —
Site Acquisition Fiscal Benefits: Boylston, Represented the Town of Bedford in evaluating the fiscal
Massachusetts — Assisted the Town in an evaluation of impacts of a major new housing project. Strategic issues
the feasibility and attractiveness of acquiring this major and market issues were central to the assessment, as
site that is improved with a school campus and other well as the potential fiscal costs and benefits.
structures. Issues investigated included alternative Salem State College/GTE Site Evaluation: Salem,
development schemes for excess property,evaluation of Massachusetts—Worked with a multi-disciplinary team
development schemes versus existing zoning and other to evaluate the reuse potential for the large GTE site in
development limitations; and, most important,the fiscal Salem, MA for Salem State College. Various reuse
impacts of property purchase, including impacts on alternatives were evaluated, including R & D space and
schools,tax rates, etc. Work was done as part of a multi- business incubator space which would be associated
disciplinary master plan design team. with the business school of the College. Later, an
Economic and Fiscal Impact of Alternative Waterfront economic impact analysis of the college on the region's
Uses: Alexandria, Virginia — Evaluated the economic economy was prepared.
impacts and fiscal revenues of alternative uses for the Conference Center/Hotel Feasibility: Austin, Texas —
Alexandria Economic Development Partnership. Three Analyzed the market potential for development of a
development scenarios were evaluated, including:
hotel/conference center to be located in a former
residential townhomes; mixed-use hotel, restaurant and student dormitory facility. Also outlined the
office space; and arts and cultural uses.
hotel/conference center concept, reviewed the hotel
Union Station: Worcester, Massachusetts — Reviewed and meetings market and the local and regional
the economic potential of alternative reuse plans for this competitive context, described the market potential for
historic rail station. Uses considered included retail, those uses, and evaluated the financial implications of a
office, service and entertainment, as well as phased conversion.
transportation-related functions.
2 www.consultecon.com
Consu ItEcon, Inc.
Real Estate Qualifications Economic and Management Consultants
New Town Development Impact Study: Mashpee, Luxury Apartment Profile: Salem, Massachusetts —
Massachusetts — Led a team of traffic, environmental Profiled renter characteristics of a high-end apartment
and fiscal impacts experts to evaluate the impacts of a development in Salem, Massachusetts for a national
"new community," including 700,000 square feet of development company. Also projected fiscal costs and
commercial development and a 500 unit residential revenues to inform the approvals process.
development in the Town of Mashpee. Riverfront Development Feasibility: North Augusta,
Waterfront Plan: Yuma, Arizona — Reviewed the South Carolina — Evaluated alternative approaches to
development potential for recreation and residential, developing a major flood plain area. Development has
hotel and office uses on the Colorado River in downtown been made feasible by recent water projects, and uses
Yuma, Arizona. This work was accomplished as part of a under consideration include: residential, commercial,
Waterfront Center project. golf course, marina and conference center. Issues
Community Character Impacts Study: Ithaca, New York addressed include market support, infrastructure
—Conducted a fiscal and market analysis of the existing funding, cost benefit analysis, fiscal and economic
retail environment in Ithaca in order to evaluate impacts, and alternative funding strategies including tax
potential community character and competitive impacts increment financing (TIF). CEI worked part of a multi-
of a proposed commercial development in the City. disciplinary planning team.
Economic Development Strategy: Pittsfield, Commercial Area Market Study:Tiverton, Rhode Island
Massachusetts — Prepared an economic development — Evaluated a commercial district and residential area in
strategy for the central area of Pittsfield, MA. Uses the north end of the Town of Tiverton, RI for the Town
evaluated included service, retail, industrial and public and a local task force. CEI analyzed site-related
land uses. This work included a number of citizen conditions, business conditions, parking,tax implications
workshops and resulted in a development strategy of the location adjacent to the Rhode Island
consistent with community capabilities. Follow up work Massachusetts border, adequacy of infrastructure and
included a comprehensive tourism development other relevant site issues. CEI identified the primary and
strategy for Pittsfield. secondary market areas for the project, and estimated
spending potential by category.
Waterworks Reuse for Mixed-Use Project: Brookline,
Massachusetts—Assisted in developing a master plan for Putnam Hall Reuse: Orange, Massachusetts—Evaluated
the reuse of the historic Chestnut Hill Waterworks. The adaptive reuse of historic Putnam Hall for the City of
plan includes primarily residential use, along with a Orange. CEI was part of a multidisciplinary team that
museum component that will tell the story of Boston's included environmental consultants and architects.
Golden Age. The study evaluated the potential for self- Private reuse as well as community use was considered.
sufficient and sustainable operations over time, and to Adaptive reuse scenarios were prepared, and economic
provide guidance to the project governance, size, scope returns estimated. Recommendations were made on the
and operating cost and plan with the best opportunities disposition of the property.
for success and long-term sustainability. Davis Square Market Study: Somerville, Massachusetts
Iowa Destination State Parks — Evaluated economic — Evaluated retail and office markets in neighborhood
potential of destination state parks in two locations in commercial districts, including profiling demographic
Iowa. Uses include hotel, RV Park, restaurant and visitor and consumer spending trends, mix of retail and service
amenities. The development model is public/private
businesses, and leasing and development activity.
partnerships between the Iowa Department of Natural Recommended key business segments for recruitment
Resources and private-sector owner/operators.
and potential district management options.
www.consultecon.com 3
Consu ItEcon, Inc.
Economic and Management Consultants Real Estate Qualifications
Lynn Retail Study: Lynn, Massachusetts— Evaluated the Bridge House Visitor Center: Albany, Georgia —
markets for and economic potential of retail space to be Evaluated the historic Bridge House as a municipal visitor
located at a transportation center that includes rail and center for the City of Albany, GA. Supporting retail uses
bus nodes. Resident and travel markets were considered, were also evaluated.
along with assessment of the success requirements for Silver City, New Mexico Downtown Master Plan —
retail entrepreneurs at the location. Evaluated the existing business mix, downtown anchors,
Megaplex Economic Impact: Boston, Massachusetts — customer markets, barriers to redevelopment, and
Prepared a projection of the potential economic impacts opportunities to enhance the downtown in Silver City,
and fiscal revenues of a Megaplex in Boston. This project NM, which is a state-designated arts and cultural district
would include a convention center, domed football and Main Street community. Participated in a two-day
stadium and major league baseball park along with a visioning workshop open to the entire community and
hotel, commercial development and parking garage. interviewed local businesses and economic development
Ft. Devens Business Services Center: Devens, professionals to identify potential revitalization and
Massachusetts— Evaluation of the market support for a business development strategies. Worked as part of a
business services center in Devens, MA. This study made multi-disciplinary planning team.
specific recommendations for types of retail businesses Braintree Pre-Development Planning: Braintree,
and services that would be appropriate for the site, as Massachusetts — Provided housing market analysis for
well as the type and amount of residential space. Also comprehensive pre-development planning for an
reviewed hotel room supply and demand and lodging adaptive reuse of a former Braintree Electric Department
trends in the area,and made recommendations for hotel Evaluated. Evaluated housing trends in Braintree and
provision, including conference center requirements and region, for rental apartment and for sale condo market
possible enhancement of the Devens Sports Arena. segments, and four in-depth comparable multi-family
Mill Conversion Feasibility Study for the Former Stanley residential projects. Estimated market pricing and
Woolen Mills: Uxbridge, Massachusetts — Conducted absorption potential for 8-11 unit multi-family housing
the market analysis portion of the Stanley Woolen Mill project.
Reuse Feasibility study. The Stanley Woolen Mill is a Linkage Nexus Study: Somerville, Massachusetts —
98,000 square foot historic industrial structure that is Provided an analysis of the demand for affordable
expected to be an important component of the overall housing generated by commercial development. The
development of the Blackstone River Valley National study was the basis for updating the city's linkage fee
Heritage Corridor. Evaluated the tourist and resident ordinance. Work included an analysis of residential
market potentials for likely site reuses, as well as market trends in the city and the need for affordable
supportable and potential rent levels, potential capture housing, a survey of employees about their housing
rates, and potential spending over a five-year period. choices, and an analysis of development costs and
Historic Bank Reuse: Chambersburg, Pennsylvania — sources to determine the size of the linkage fee charged
Assisted in the development of Chambersburg as a to commercial developers.
destination for heritage tourism activities. The plan Marina/Triangle District: White Bear Lake, Minnesota
identified heritage resources and outlined heritage —Evaluated the market support for a variety of land uses
development strategies and the necessary in this key waterfront location on White Bear Lake in a
implementation processes. CEI also devised the suburb of Minneapolis. The resultant plan included
thematic program for the Chambersburg Heritage mixed uses and a marina.
Center, which will serve to attract, inform, and orient
visitors through interpretive exhibits of the history and
heritage of Chambersburg.
4 www.consultecon.com
oil111111 111111111111111111111111 W1111111111 111111110
ConsultEcon, Inc. (CEI) provides services to clients in the areas of project and plan concept development, market and
financial feasibility evaluations, strategic and management consulting, evaluation and implementation. The principals of
the firm have many years of experience serving a wide range of clients, including non-profit organizations, developers,
financial institutions, government agencies. We understand the needs and motivations of both the private and public
sectors. Our staff members have conducted hundreds of studies that relate to many issues relevant to the development
of overall goals and economic development components of master plans, economic development strategies. We
maintain extensive reference files on hundreds of projects to assist us with our work. Much of this work has been in
multidisciplinary settings where associated professionals have worked to develop projects, or to generate process-
oriented solutions to complex development problems through market, management, and implementation-oriented
plans. Many of our projects have been successfully implemented.
Lookout Farm: Natick, Massachusetts—Assisted with a Historic Barns of Nipmoose: Buskirk, New York — A
feasibility study and strategic plan to expand farming private foundation in upstate New York, dedicated to
and gardening exhibits and hands-on offerings for the dual mission of conserving agricultural lands and
children and families. For a private operator, CEI preserving agricultural heritage, completed an extensive
completed two assignments, including a preliminary renovation of a collection of three historic and
feasibility evaluation and a subsequent master architecturally significant barns. Historically, the
development plan with affiliated design professionals. Foundation had relied on one source of funding for
CEI evaluated the potential of a new educational operations. To help the Foundation ensure the long-
attraction to enhance existing operations, which term financial sustainability of the historic properties,
included a fruit orchard and vegetable farm, "u-pick" CEI developed and analyzed several potential
orchards, farm stand and substantial visitor experience alternative uses for the barns as a means to generate
with food and nutrition related museum type exhibits, earned revenue. A facility rental program was
programs and events. determined to be the best short-term strategy and in a
Wine and Culinary Center: Blowing Rock, North second phase of work, CEI developed an operating and
Carolina — Evaluated the potential to develop a implementation plan for a facility rental program. This
proposed wine and culinary center in Blowing Rock, NC. work included preparing multi-year operating budgets,
The proposed facility program included a wine tasting setting pricing, advising on marketing and other
room, a demonstration / teaching kitchen, retail
operating issues. The project was officially dedicated by
featuring local food products, community space and a the local chamber of commerce in October of 2010 and
restaurant. The assignment included evaluating the the first event was booked soon after.
potential market support for the project, developing Agrirama: Tifton, Georgia— Conducted a review of the
alternative management models, and facilitating historical market and operating performance of
steering committee meetings about the location, size, Agrirama to inform planning for the repositioning of this
characteristics and programmatic elements of the wine living history site to become Georgia's state agricultural
and culinary center. Steering committee includes local museum. CEI evaluated the competitive context for
and state economic development organizations, Agrirama regarding location, resident and visitor
Appalachian State University, and wine and culinary markets and area attractions. Recommendations for
business owners. strategically repositioning the facility were made.
ConsultEcon, Inc. T:+1617 547 0100
Economic and Management Consultants F:+1617 547 0102
545 Concord Ave,Suite 210 info@consultecon.com
Cambridge,MA 02138 U.S.A. www.consultecon.com
ConsultEcon, Inc.
Economic and Management Consultants Agricultural Tourism Qualifications
Northern Forest Institute: Newcomb, New York—The Steam Pump Ranch Heritage Park: Oro Valley,Arizona
State University of New York (SUNY) College of — Worked as part of a multidisciplinary team on a
Environmental Science and Forestry (ESF), located in master plan for historic Steam Pump Ranch. The
Syracuse, NY maintains and operates a 6,000 ha challenges were to retain the historic elements and
research forest and ecological research center in the landscape of the site while identifying new uses that will
Adirondack Mountains in upstate New York. Beginning support sustainable use as a heritage site and
in 1992, the National Science Foundation, ESF, and the community resource. Our work on this project included
Adirondack Park Agency began investing in elements of master planning, market and financial
infrastructure at the site to draw more scientists to the feasibility and implementation strategies.
Adirondacks and make their science more accessible to Canoa Ranch Master Plan: Green Valley, Arizona —As
students and the general public. In 2009, a concept was part of a multi-disciplinary team working on a master
unveiled for the Northern Forest Institute for plan for Canoa Ranch, a 4,000-acre proposed Pima
Conservation Education and Leadership Training, which County Heritage Park, CEI assisted in the market and
would be an overnight retreat, conference and training feasibility components of this effort as well as elements
facility that integrated several historic properties of the implementation strategy. This included
distributed throughout the site. The Northern Forest background evaluation, analysis of development
Institute would include meeting spaces, a dining facility, opportunities, alternative concepts development, and
a distance learning and video conferencing facility, lab evaluation of preferred alternative, as well as analysis of
space, a library and overnight accommodations. CEI operating characteristics to provide input to a business
evaluated the market for the facility, prepared an plan.
operating plan and support materials for use in
fundraising. Stoothoff-Gunther Farmstead: Franklin Township, New
Jersey — Developed a feasibility analysis and operating
Morrison Farm: Acton, Massachusetts — Evaluated the plan to adaptively reuse an historic homestead into an
economic feasibility of the reuse of a historic, 32-acre agricultural farm park, with interpretive exhibits,
farm as acommunity-oriented resource. CEI identified community events, active agricultural use, and
revenue opportunities for proposed uses including community gardens. CEI evaluated potential resident
recreation, community event space, and community and tourist market segments, profiled local agricultural
farming, and estimated annual operating costs. attractions and comparable projects, estimated revenue
Long Island Wine Country Visitor Center: Greenport, potential and identified staffing and operating expenses
New York—Estimated visitation to the Long Island Wine required for a sustainable operation.
country on the eastern end of Long Island, New York, Agricultural and Environmental Studies Center: New
and evaluated marketing approaches and alternative England — For a private client in New England, CEI
operating and management models for a visitor evaluated the market opportunity for the
intercept strategy. The visitation forecast supported an redevelopment of a former dairy farm into an
analysis of the feasibility of a visitor interpretive center.
agricultural/environmental science feeder school for
Maine's Own Organic Milk: Falmouth, Maine — high school students. The 345-acre property included a
Maine's Own Organic Milk is a farmers cooperative for 17,000 square foot barn, several homes and other
organic dairy farmers. CEI assisted in evaluating structures. CEI reviewed the overall market context for
alternative locations for a processing facility and a the concept as well as completed a market scan of a
visitor center. A preferred site was identified that met number of project types focused on agricultural
location criteria for both processing and distribution education, agricultural tourism and innovative barn
and as a visitor center servicing resident and tourist reuses for education projects. CEI also provided input
markets. into strategies for project development.
2 www.consultecon.com
Study Session of the Ithaca Town Board
Monday, March 27, 2017 at 5:00 p.m.
Draft Minutes
Board Members Present: Bill Goodman, Supervisor; Rod Howe, Deputy Town Supervisor;
Pat Leary, Tee-Ann Hunter, Eric Levine, Rich DePaolo, and Pamela Bleiwas
Staff Present: Susan Ritter, Director of Planning, Bruce Bates, Director of Code Enforcement;
Mike Solvig, Director of Finance, Judy Drake, Director of Human Resources; Paulette Rosa,
Town Clerk; Jim Weber, Highway Superintendent and Susan Brock, Attorney for the Town
Mr. Goodman opened the meeting at 4:52 p.m. **No audio for this meeting; minutes done by
memory and notes taken.
1. Update on IO Grant and Program (Attachment 1) Cayuga Lake Watershed Restoration
and Protection Plan
Ms. Hunter gave a brief overview of the history of the grant and the progress of the draft plan.
Ms. Lambert then went through table of contents for the Plan. Ms. Lambert noted that there are
45 municipalities in the watershed which makes coordination difficult but it is happening and
there seems to be more awareness and buy-in than ever before so this is a good time for this
effort.
2. Discuss and consider granting a waiver from the Moratorium on two-family dwellings
for a parcel on Coddington Rd
There was a brief discussion on the layout of the house and the view from the road as it relates to
a statement in the resolution regarding impacting and fitting in the neighborhood. The Board
decided that the view was mainly of the historic house and there were no issues with it.
TB Resolution 2017 -045: Granting of a waiver from Town of Ithaca Local Law No. 5 of
2016 providing for a moratorium on new two-family dwellings, and on the addition of a
second dwelling unit to an existing one-family dwelling,for a period of two hundred and
seventy days.
Whereas the Town Board adopted Local Law No. 5 of 2016, which was subsequently
extended by adopting Local Law 2 of 2017,providing for a moratorium on two-family dwellings
but providing for the granting of a waiver by the Town Board, and
Whereas an application for a waiver was received and a public hearing held on March 13,
2017 at which time the public had an opportunity to speak in favor or against said waiver and the
Town Board discussed the application, now therefore be it
Resolved that the Town Board of the Town of Ithaca does hereby grant a waiver to Bill
and Susan Lesser, owners, for 403 Coddington Rd, to be allowed to have a two-family on the
TBS 2017-3-20 Pagel of 4
property consisting of the existing structure and the historical house they moved to the property
with the following findings based on the factors to be considered in the moratorium, section 4:
1. Unnecessary hardship to the petitioner, which hardship is substantially greater than any
harm to the general public welfare that would result from the granting of the waiver(for the
purposes of this local law, unnecessary hardship shall not be the mere delay in receiving an
approval, the granting of which is otherwise stayed, during the period imposed by this local
law). FINDING: The hardship to the petitioner is substantially greater given that the roof
was damaged during the move of the historic house to its new location and cannot or should
not be repaired before its final move and adjustment on its new foundation. Any delay in the
repair or replacement of the roof leaves the structure open to deterioration and decay and the
petitioners are required to rent the blocks and staging used during the move and in
anticipation of the final move at a cost of$150 a month. Any delay in the final moving of
the house may cause logistical problems with scheduling the movers during a busier season
for them as well as the time to develop and produce drawings for a building permit.
2. The project's harmony (or lack thereof)with the existing character of the community as a
whole and the area of the community in which the property is located, including but not
limited to opportunities the project provides to protect historic resources. FINDING: The
character of the neighborhood will not be impacted given that the historic house existed in
the general area until recently and the proposed placement of the new combined structure is
such that from the road, the main view is of the historic house and given that there are other
two-family houses in the area and one is immediately next door.
3. Whether the application for which the relief is requested is consistent with any interim
data, recommendations, or conclusions which may be drawn at the time of the public hearing
from the aforementioned Town Board review and study. FINDNG: The Town continues to
review and draft legislation associated with the goals of the moratorium but finds that the
historic nature of the house and the timing of the moving of it outweighs any concerns on the
final outcome of those deliberations.
4. Whether the application for which the relief is requested is consistent with proposed new
or amended laws, ordinances or regulations, if and as such may exist at the time of the public
hearing. FINDINGS: As stated in three above, the Board feels this is consistent with their
desire to support the preservation of this historic house which meets the existing laws and
ordinances, and be it further
Resolved, that the Town Board appreciates the petitioner's efforts to preserve this
particular historic house and work to develop it in such a way as to have a minimum impact in
the neighborhood.
Moved: Bill Goodman Seconded: Eric Levine
Vote: ayesDePaolo, Howe, Hunter, Leary, Levine, Goodman and Bleiwas
TBS 2017-3-20 Page 2 of 4
3. Committee Reports
a. COC—Mr. Goodman stated that there was no meeting this month but he would like
to meet with Ms. Hunter and Mr. DePaolo prior to the April meeting regarding their
concerns about the mural and sign laws.
b. P&O—Ms. Bleiwas reported that they reviewed the IT procedures and suggestions
from the Comptrollers regarding same.
c. Planning—Mr. DePaolo reported that they reviewed the final draft legislation
allowing drivethru's in residential commercial and moved it to the Board for action.
Continued discussion on rental properties and Mr. Bates presented a way to track the
properties through Municity and the existing Operating Permit procedures. More to
come. Continued discussion on short-term rentals and the concerns from Renwick
Heights. Mr. DePaolo and Mr. Bates are working on a letter for residents and owners
of that neighborhood outlining the current regulations.
d. Public Works—Mr. Howe reported thath they reviewed the GHD design of options
for the Ellis Hollow Water Main project which is a 12"inch water main. The CIP
schedule was discussed and items moved two years down due to Maplewood work
load. Mr. Simkin came to the committee and presented his options for sewer service
for his development which were not well received by the committee. He was not
happy with that answer and we expect more communications to follow.
e. Budget—Mr. Levine reported that they discussed long term debt projections and the
proposal to set up a separate Town Wide Highway Fund for Cayuga Heights.
Discussed having a joint meeting with PW to discuss maintaining roads to the level
and costs budgeted rather than bonding for them.
f. Economic Development Committee—Mr. Howe reported that the contract for the
study is just waiting for approval from counsel.
4. Consent Agenda —Items pulled to vote individually
TB Resolution 2017 -046: Town of Ithaca Abstract
Whereas the following numbered vouchers have been presented to the Ithaca Town
Board for approval of payment; and
Whereas the said vouchers have been audited for payment by the said Town Board; now
therefore be it
Resolved that the governing Town Board hereby authorizes the payment of the said
vouchers in total for the amounts indicated.
VOUCHER NOS. 328 - 381
TBS 2017-3-20 Page 3 of 4
General Fund Townwide 92,383.15
General Fund Part-Town 16,530.64
Highway Fund Part-Town 16,675.40
Water Fund 11,261.70
Sewer Fund 5,716.10
Fire Protection Fund 255,000.00
Forest Home Lighting District 210.53
Glenside Lighting District 75.29
Renwick Heights Lighting District 93.12
Eastwood Commons Lighting District 189.01
Clover Lane Lighting District 22.49
Winner's Circle Lighting District 68.12
Burleigh Drive Lighting District 76.56
West Haven Road Lighting District 244.12
Coddington Road Lighting District 144.76
TOTAL 398,690.99
Moved: Rich DePaolo Seconded: Rod Howe
Vote: ayesDePaolo, Howe, Hunter, Leary, Levine, Goodman and Bleiwas
TB Resolution 2016 -047: Approve Town Board Minutes of March 13,2017
Whereas, the draft Minutes of the March 13, 2017 meeting of the Town Board have been
submitted for review and approval, now therefore be it
Resolved, that the Town Board hereby approves the submitted minutes as the final minutes of the
meeting on March 13, 2017 of the Town Board of the Town of Ithaca.
Moved: Rich DePaolo Seconded: Rod Howe
Vote: ayesDePaolo, Howe, Hunter, Leary, Levine, Goodman and Bleiwas
5. Review of Correspondence—None
6. Executive session to discuss the employment history of a particular person
Motion made by Mr. Goodman, seconded by Mr. DePaolo at 5:59 p.m.
Need from Bill
7. Adjournment
Submitted by
Paulette Rosa, Town Clerk
TBS 2017-3-20 Page 4 of 4