HomeMy WebLinkAboutMN-PEDC-2022-09-21Approved at the
November 2022 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, September 17, 2022 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Deirdre Kurzweil, 511 N. Aurora Street, commented on communication
between businesses and developers on the Commons and tenant rights
Theresa Alt, 206 Eddy Street, commented on CIITAP
Jeffry Iovannone,1635 Ellis Hollow Road, spoke in favor the
Andrus/Home Dairy/Firebrand Brooks Building
Jerry Dietz, 143 Graham Road, spoke on TIDES and homeless
encampments.
Minutes
Committee Members Attending: Laura Lewis, Chair; Alderpersons
Cynthia Brock, Rob Gearhart, and
Patrick Mehler
Committee Members Absent : Alderperson Phoebe Brown
Other Elected Officials Attending : None
Staff Attending: Lisa Nicholas, Director, Planning and
Development Department; Luis Aguirre-
Torres, Sustainability Director; Nels
Bohn, IURA Director; Rebecca Evans.
Sustainability Planner; Megan Wilson,
Zoning, Bryan McCracken, Historic
Preservation Planner, and Deborah
Grunder, Executive Assistant
Others Attending: Josephine Klepack Ennis, Cornell
University MRP Candidate
.
1) Call to Order/Agenda Review
Chair Laura Lewis called the meeting to order at 6:00 p.m.
2) Public Comment
3) Special Order of Business
a) Public Hearing – Restore New York Grant
Alderperson Gearhart moved to open the public hearing; seconded by
Alderperson Mehler. Carried Unanimously.
No one was present to comment.
Alderperson Mehler moved to close the public hearing; seconded by Alderperson
Gearhart. Carried unanimously.
b) Public Hearing – Zoning Amendment – Definition of a Story
Alderperson Brock moved to open the public hearing; seconded b y
Alderperson Gearhart. Carried Unanimously.
No one was present to comment.
Alderperson Mehler moved to close the public hearing; seconded by
Alderperson Brock. Carried unanimously.
4) Announcements, Updates, Reports
a) Short-Term Rentals – Presentation and Next Steps
The PowerPoint presentation is included with these minutes.
b) Greenhouse Gas Inventory – Rebecca Evans
The PowerPoint presentation is included with these minutes.
5) Action Items (Voting for Circulation)
a) Community Choice Aggregation Local Law
Alderperson Gearhart moved to circulate; seconded by Alderperson Brock.
Carried unanimously. A public hearing will be held next month along with a
vote to send it onto the full Council.
6) Voting Items (to Council)
Approved at the
November 2022 PEDC Meeting
a) Neighborhood Improvement Incentive Fund (NIIF) Application – Fall
Creek Block Party
Fund (NIIF) from residents of Utica Street for the neighborhood’s annual block party held
on September 11, 2022. The application has been submitted by Fernando de Aragon, a
neighborhood resident and organizer of the event. This event has been held annually for
several years (with a pause during the COVID- 19 pandemic) and is intended to promote
a sense of community within the neighborhood.
In past years, the Neighborhood Improvement Incentive Fund has supported celebrations
in many city neighborhoods that focus attention on neighborhood empowerment and
solidarity. Expenditures related to this event include food and beverages, all of which
meet criteria for reimbursement. Residents of the neighborhood donate their time for
promotion of the event, set up, food preparation, and clean up. By putting together this
event on behalf of the neighborhood, the residents are furthering the aims of the fund to
support initiatives that strengthen city neighborhoods.
Planning & Economic Development Committee
September 21, 2022
RESOLUTION: Request for Neighborhood Improvement Incentive Funds for
the Utica Street Neighborhood Block Party, September 2022
Moved by Mayor Lewis; seconded by Alderperson Mehler. Passed
unanimously.
WHEREAS, the City of Ithaca Common Council established the Neighborhood
Improvement Incentive Fund in 1995 to provide financial assistance to city
residents seeking to improve the quality of life in their neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community
improvement and to encourage, not replace volunteerism, and
WHEREAS, t h e funds are intended to be used for projects or events that
provide a general neighborhood benefit and not for the limited benefit of
individuals or a select few residents, and
WHEREAS, activities specified by the Common Council as eligible for the funding
include but are not limited to neighborhood clean-ups, plantings in public places, and
neighborhood events like block parties or meetings, and
WHEREAS, neighborhood groups are required to submit a completed
application specifying other project donations, estimated volunteer
hours, estimated costs to be covered by the fund and signatures of
residents in the immediate neighborhood, and
WHEREAS, to streamline the process the Common Council has delegated
authority to approve applications to the Planning & Economic
Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300
per year as a reimbursement award payable on the submission of
original receipts or invoices for approved activities, and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, o n behalf of neighborhood residents, Fernando de
Aragon has submitted an application for up to $250 in reimbursement
funds to off-set expenses from the Utica Street annual block party, and
WHEREAS, notice of the block party was circulated throughout the
neighborhood via flyers, text message, door-to-door invitations, and the
neighborhood listserv, and the event provided an opportunity for socializing
with diverse groups of residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee
approves the funding request from Fernando de Aragon in an amount not
to exceed $250 for reimbursement upon presentation of original invoices
and/or receipts.
Approved at the
November 2022 PEDC Meeting
Zoning Amendment – Definition of a Story
TO: Planning and Economic Development Committee
FROM: Megan Wilson, Zoning Administrator
DATE: September 15, 2022
RE: Proposed Amendment to Definitions of “Story” and “Basement”
At the July 2022 Planning and Economic Development Committee meeting, staff presented a proposed amendment
to the Zoning Ordinance’s definitions of “story” and “basement” to change the methodology of whether a basement
is considered a story of building height to match NYS Building Code. Currently, there are times where a building
may be a 4-story building under zoning and a 5-story building under Building Code or vice versa. This is the result
of a basement that is considered a story under one code but not the other. The proposed zoning amendment will
revise the definitions of “story” and “basement” to provide a consistent determination of whether a building’s
basement is considered a story under both the City’s Zoning Ordinance and NYS Building Code.
Following that meeting, the proposed amendment was circulated for review. The Tompkins C ounty Department of
Planning and Sustainability reviewed the proposal pursuant to §239 -l, -m, and -n of New York State General
Municipal Law and had no recommendations/comments on the proposal. No other written comments have been
received to date.
A public hearing is scheduled for the September 21, 2022, PEDC meeting, and the Committee will continue its
consideration of the proposed amendment at that time. Staff will attend the meeting to address any questions related
to the proposal, but please feel free to contact me at mwilson@cityofithaca.org with any questions/comments prior
to the meeting.
TO: Planning and Economic Development Committee
FROM: Megan Wilson, Zoning Administrator
DATE: July 14, 2022
RE: Proposed Amendment to Definitions of “Story” and “Basement”
Staff would like to propose that Common Council amend §325-3, Definitions and Word Usage, of the Zoning
Ordinance to make the definitions of “story” and “basement” consistent with New York State Building Code.
The City’s Zoning Ordinance has requirements for both maximum building height in feet and in stories. In 2013,
the
City changed how building height in feet is calculated to be more consistent with the method used by the New York
State Building Code. This zoning amendment involved the establishment of a definition of “grade plane” and a
revised definition for “height of building.” In the fall of 2021, the definition of “grade plane” was revised to match
the exact methodology of determining the grade plane, and now the height in feet of all buildings is the same under
both the City’s Zoning Ordinance and NYS Building Code.
Staff now propose to amend the Zoning Ordinance’s definitions of “story” and “basement” to match the
methodology of the state code. Currently, there are times where a building may be a 4-story building under zoning
and a 5-story building under Building Code or vice versa. This is the result of a basement that is considered a story
under one code but not the other. The proposed zoning amendment will revise the definitions of “story” and
“basement” to provide a consistent determination of whether a building’s basement is considered a story under both
the City’s Zoning Ordinance and NYS Building Code.
A draft ordinance is attached for your review. An environmental review for this action has been prepared, and a
Short Environmental Assessment Form is attached. Staff will attend the July 20, 2022, Planning and Economic
Development Committee meeting to address any questions related to the proposal, but please feel free to contact me
at mwilson@cityofithaca.org with any questions prior to the
meeting.
COMMISSIONER
Katherine Borgella
DEPUTY COMMISSIONER M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning
August 10, 2022
Megan Wilson, Zoning Administrator City of
Ithaca
108 East Green St Ithaca,
NY 14850
Re: Review Pursuant to §239 -l, -m and -n of the New York State General Municipal Law Action:
Amendment to the City of Ithaca Zoning Ordinance Definitions of “Story” and “Basement”
Dear Ms. Wilson,
The Tompkins County Department of Planning & Sustainability has reviewed the proposal submitted by your
municipality as required under the provisions of New York State General Municipal Law §239 -l, -m and -n. We have
no recommendations or comments on this proposal.
Approved at the
November 2022 PEDC Meeting
We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as
required by State law.
Should you have any questions about this review please contact us.
Sincerely,
Katherine Borgella, AICP
Commissioner of Planning and Sustainability
Creating and implementing plans that position Tompkins County communities to thrive.
Planning & Economic Development Committee
Draft Resolution
September 21, 2022
An Ordinance to Amend The Municipal Code of The City of Ithaca, Chapter
525, Entitled “Zoning” to Amend Section 3, Definitions and Word usage, to
Modify the Definition of “Story” and “Basement” – Declaration of Lead
Agency
Moved by Mayor Lewis; seconded by Alderperson Mehler. Carried Unanimously.
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be
established for conducting environmental review of projects in accordance with local and
state environmental law, and
WHEREAS, State Law specifies that, for actions governed by local environmental
review, the lead agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS, the proposed zoning amendment is an “Unlisted” Action pursuant to the City
Environmental Quality Review (CEQR) Ordinance, which requires environmental review
under CEQR; now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself
lead agency for the environmental review of the proposal to amend the Municipal Code of
the City of Ithaca, Chapter 325, Entitled “Zoning,” to amend the definitions of “Story” and
“Basement”.
“An Ordinance to Amend The Municipal Code of The City of Ithaca, Chapter 525, Entitled
“Zoning” to Amend Section 3, Definitions and Word usage, to Modify the
Definition of “Story” and “Basement” –- Declaration of Environmental Significance
Moved by Mayor Lewis; seconded by Alderperson Mehler. Passed Unanimously.
WHEREAS, The Common Council is considering a proposal to amend the Municipal
Code of the City Of Ithaca, Chapter 325, Entitled “Zoning,” to amend the definitions of “story”
and “basement,” and
WHEREAS, the appropriate environmental review has been conducted, including the preparation
of a Short Environmental Assessment Form (SEAF), dated July 14, 2022, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental
Quality Review Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the
SEAF prepared by planning staff; now, therefore, be it
RESOLV ED, that this Common Council, as lead agency in this matter, hereby adopts as
its own the findings and conclusions more fully set forth on the Full Environmental
Assessment Form, dated July 14, 2022, and be it further
RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that
the proposed action at issue will not have a significant effect on the environment, and that
further environmental review is unnecessary, and be it further
RESOLVED, that this resolution constitutes notice of this negative declaration and that
the City Clerk is hereby directed to file a copy of the same, together with any
attachments, in the City Clerk’s Office, and forward the same to any other parties as
required by law.
An Ordinance to Amend The Municipal Code Of The City Of Ithaca,
Chapter 325, Entitled “Zoning” To Amend Section 3, Definitions
and Word Usage, to Modify the Definition of “Story” and
“Basement”
Approved at the
November 2022 PEDC Meeting
Moved by Mayor Lewis; seconded by Alderperson Gearhart. Passed Unanimously.
WHEREAS, in 2013 and 2021, the City amended the Zoning Ordinance
to revise how building height in feet is calculated to (1) better
address building heights on sloped sites and (2) improve
consistency between the Zoning Ordinance and the New York State
Building Code, and
WHEREAS, building height is also measured in stories, and there
remains a discrepancy in the definition of story between the
Zoning Ordinance and New York State Building Code, and
WHEREAS, this discrepancy primarily occurs on sloped sites where a
basement is considered a story under one code but not the other;
WHEREAS, aligning the two definitions of story would create
consistent building height calculations under the Zoning Code and
NYS Building Code and would simplify project analyses for staff
and property owners; now, therefore,
ORDINANCE NO.
BE IT ORDAINED AND ENACTED by the Common Council of the City of
Ithaca that Chapter 325 of the Municipal Code of the City of
Ithaca be amended as follows:
Section 1. Chapter 325, Section 325-3B of the Municipal Code of
the City of Ithaca is hereby amended to read as follows:
BASEMENT
That space of a building that is partly below grade which
has more than half of its height, measured from floor to
ceiling, above the average established curb level or
finished grade ground level at any point.
STORY
The portion of a building which is between one floor level
and the next higher floor level or the roof. A mezzanine, as
defined in the New York State Uniform Fire Prevention and
Building Code, is not a story. A basement shall be deemed to
be a story when its ceiling is six or more feet above the
finished grade the finished surface of the floor next above
is (1) more than 6 feet above grade plane or (2) more than
12 feet above the finished ground level at any point. A
cellar shall not be deemed a story. An attic shall not be
deemed to be a story if unfinished and without human
occupancy.
Section 2. Effective date. This ordinance shall take effect
immediately and in accordance with law upon publication of
notices as provided in the Ithaca City Charter.
Approved at the
November 2022 PEDC Meeting
Restore New York Grant – Project Application
Authorize Restore NY6 Funding Application
Moved by Acting Mayor Lewis; seconded by Alderperson Mehler. Passed Unanimous ly.
Whereas, the 2022-23 New York State budget provided $250 million for the Restore New York’s
Communities Initiative (“Restore NY”), which will be awarded in two rounds:
$100M in the first round (Round 6”); applications due October 11, 2022
$150M in the second round (“Round 7”); applications due in January 2023, and
Whereas, the goals of the Restore NY program are to (1) revitalize urban centers, (2) induce
commercial investment, and (3) improve the local housing stock, and
Whereas, Restore NY funding is available only for projects involving the demolition, deconstruction,
rehabilitation and/or reconstruction of vacant, abandoned, condemned or surplus properties, and
Whereas, municipalities with populations under 40,000 are eligible to submit one project,
which may contain multiple related properties, not to exceed a request for $2,000,000 in each
funding round, and
Whereas, on short notice to meet an ESD deadline, City staff issued a call for proposals, and
Whereas, of the six proposals received, the following projects scored highest against state and local
evaluation criteria:
Cayuga Street Rehabilitation, Urban Encore, LLC
Chainworks District – Building 24, Unchained Properties, LLC, and
Whereas, City and IURA staff recommend submission of the Cayuga Street Rehabilitation project for
Round 6 and the Chainworks District – Building 24 project for Round 7, and
Whereas, a Restore NY6 application must include a municipal resolution in support of the
application, proof that a public hearing was held on proposed application, and a site control
affidavit for projects located on non-municipally owned property, and
Whereas, the property owner has agreed to provide all required local match contribution, so no
City match funds are required; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council hereby endorses a Restore NY6 application for
up to $2,000,000 for the Cayuga Street Rehabilitation project that includes rehabilitation of
buildings located on the following properties:
115-121 S. Cayuga Street
123 S. Cayuga Street, and be it further
RESOLVED, that the City of Ithaca Common Council hereby finds the proposed project is consistent
with the City comprehensive plan and Urban Renewal Plan; that the propo sed financing is
appropriate for the specific project; that the project facilitates effective and efficient use of the
existing and future public resources so as to promote both economic development and
preservation of community resources; and the project develops and enhances infrastructure
and/or facilities in a manner that will attract, create, and sustain employment opportunities where
applicable, and be it further
RESOLVED, that the Mayor, upon advice from the City Attorney, is hereby authorized to take all
actions necessary to submit a Restore NY6 application in accordance with this resolution, including,
but not limited to, certification of the application, and be it further
RESOLVED, that the Mayor is authorized to modify the proposal to addre ss any unforeseen
feasibility issues that arise that would impact competitiveness of the application, and
RESOLVED, that, if awarded, the Mayor, upon advice from the City Attorney, is hereby authorized to
execute an agreement with the Empire State Development Corporation, and any other documents
necessary to receive the Restore NY grant, as well as agreements with property owners to
implement the project, and be it further
RESOLVED, the IURA is hereby authorized to administer and implement the City’s Restore NY6 grant
award.
Section 1 - Intent to Apply for Restore NY Funding I
If a Municipality is intending to apply for Restore NY funding, this form must be
submitted by the leading municipal official. Mail form to: Empire State Development -
Restore NY, Attention Allison Argust, 625 Broadway, Albany, NY 12245; or e-mail a
signed PDF copy to RNY6Intent@esd.ny.gov by August 11!!!, 2022. A municipality can
submit up to two different letters of intent.
Applications from municipalities that do not submit this form will not be accepted.
ESD will acknowledge receipt of the Letter of Intent by sending a confirmation e-mail to the
contact person identified below. It is the responsibility of the municipality to ensu1·e that
Municipality Name: City of Ithaca
Street Address (not PO Box): 108 E. Green Street
City, State, Zip: Ithaca, NY 14850
County: Tompkins
Contact Name: Nels Bohn
Title: Director of Community Development, Ithaca Urban Renewal Agency
Phone Number: 607-274-6565
Approved at the
November 2022 PEDC Meeting
E-Mail Address: nbohn@cityofithaca.org
NYS Unemployment Insurance Tax#: 15-6000407
Type of Municipality: County D City Gi1 Town D Village D
Senate District #(s) and Name(s):
(If multiple, list all. Attach additional page ifnecessarv.) # 58, Thomas F. O'Mara
Assembly District #(s) and Name(s):
(If multiple, list all. Attach additional page ifnecessary.) # 125, Dr. Anna R. Kelles
In the section below, provide a brief project description that includes how the project meets Restore NY goals (e.g., that the
project will demolish/deconstruct and/or rehabilitate/reconstruct vacant, abandoned, surplus and/or condemned residential,
commercial and/or mixed-use buildings). The description should include the size of the project (e.g., number of and square
feet of building(s) in the project). It should also include the intended reuse of the properties and other salient information
such as its location in a target area of the community, or that it is part of a local revitalization or urban development plan.
The description should not exceed 150 word s. You must attach 01· include a list of the properties you will be using the
funding for. All municipalities are eligible to submit two letters of intent for non11al projects. Eligible municipalities can
also submit one additional letter of intent for a special project as defined in Section 7 of the guidelines. Please document on
the Intent to Apply forms if it is for a special project or not. You may not submit an application for a project that was not
the subject of an approved letter of intent.
Name of Project: Cayuga Street Rehabilitation
Number of Properties: 2
Estimated Project Cost: $9,000,000
Estin1ated Restore NY Request: $2,000,000
Name of Development Company: Urban Encore, LLC
Brief Project Description:
The project consists of the rehabilitation of two, adjacent, vacant, commercial, multi-story buildings located in the heart of downtown Ithaca. The properties are
located in an Empire Zone and the downtown density district target area.
Building #1 at 115-121 S. Cayuga Street is 18,300 SF. in size, of which 11 ,000 SF (60%) is vacant. Building #2 is located at 123 S. Cayuga Street. It has
10,980 SF of gross floor area of which 6,098 SF (56%) is vacant. Total project size is 29,280 SF.
The buildings will be redeveloped for mixed use (office, housing, and retail) with creation of 16 new housing units on upper floors and a new restaurant on
the ground floor of Building #2. Project renovations include installation of a shared elevator; sprinkler system; window, canopy and facade restorations; and
conversion to fully electric, efficient buildings to meet local and state GHG emission goals.
Signature
Laura Lewis, Acting Mayor, City of Ithaca Date August 10, 2022 Title
a) Historic Designation Application – Home Dairy Building
RE: LOCAL LANDMARK DESIGNATION OF THE ANDRUS BLOCK, HOME DAIRY AND
FIREBRAND BOOKS BUILDING AT 143 EAST STATE STREET
Moved by Alderperson Mehler; seconded by Alderperson Gearhart. Passed unanimously.
WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks
Preservation Commission (ILPC) is responsible for recommending to Common
Council the designation of structures or resources as individual landmarks and
historic districts within the city, and
WHEREAS, on August 16, 2022, the ILPC conducted a public hearing for the purpose of
considering a proposal to designate the Andrus Block, Home Dairy and Firebrand
Books Building at 143 East State Street as a local landmark, and
WHEREAS, the designation of a local landmark is a Type II action under the NYS Environmental
Quality Review Act and the City Environmental Quality Review Ordinance and as
such requires no further environmental review, and
WHEREAS, the ILPC found that the proposal meets criteria 1, 2, 3, 4, and 5 defining a “Local
Landmark,” under Section 228-3B of the Municipal Code and on August 16, 2022,
voted to recommend the designation of the Andrus Block, Home Dairy and Firebrand
Books Building at 143 East State Street, and
WHEREAS, Section 228-4 of the Municipal Code states that Common Council shall within ninety
days of said recommendation of designation, approve, disapprove, or refer back to the
ILPC for modification of same, and
RESOLVED, that Planning and Economic Development Committee [concurs/does not concur]
with the findings of the Ithaca Landmarks Preservation Commission and finds the
Andrus Block, Home Dairy and Firebrand Books Building at 143 East State Street
[meets/does not meet] the criteria for local designation, as set forth in the Municipal
Code, as follows:
1. it possesses special character or historic or aesthetic interest or value as part
of the cultural, political, economic, or social history of the locality, region,
state, or nation; and
2. Is identified with historically significant person(s) or event(s); and
3. Embodies the distinguishing characteristics of an architectural style; and
4. is the work of a designer whose work has significantly influence and age;
and
5. Represents an established and familiar visual feature of the community by
virtue of its unique location or singular physical characteristics,
RESOLVED, that Planning and Economic Development Committee
[approves/disapproves/refers back to the ILPC] the recommendation to designate
the Andrus Block, Home Dairy and Firebrand Books Building at 143 East State
Street and the adjacent areas that are identified as tax parcel #70.-5-10 as a local
landmark.
7) Discussion Items
a) Unhoused Proposals – RFEI vs RFP
Comparison of RFEI vs RFP Solicitation Approaches
Public/Private Partnership Initiatives to Address Unhoused Individuals
Approved at the
November 2022 PEDC Meeting
Topic
RFEI - Request For Expressions of
Interest
RFP - Request For Proposals
Project Phase
Pre-Development - Can identify the
opportunity or problem, but not sure of the
solution or if there is developer interest
Development – Detailed scope of work defined
Purpose
• gauge interest from developers/service
providers
• explore alternative solutions/approaches
• understand developer expectations &
concerns
• Input to shape subsequent RFP
• Identify developer/service provider to implement
the project at best value
Expected
Outcome
Gain feedback to better define a project that
will have developer interest, feasibility, and
impact
Contractual agreement with the selected developer
to implement the scope of work
Commitment of
Public Resources
Exploratory phase –
• Potential offering of land, in-kind
services, or funding, but no commitment
of such resources
• May ask developers what level and kind
of public support is requested
Implementation phase –
• Land to be made available is identified, with
terms disclosed (lease/sale)
• If public funding anticipated to be needed,
issuer internally acknowledges likely budgetary
impact to complete project
• Other public assistance identified (application
and fee waivers, site prep., in-kind services,
etc….)
Requested
Response
Statement of interest, qualifications, and
approach to project
Detailed proposal and qualifications to implement
scope of work, including financial terms
Issuer Effort
Modest effort required beyond identifying
the opportunity or problem
Significant effort required to identify the scope of
work, minimum requirements, required operating
policies (if any), and public resources to be made
available
Respondent
Effort
Modest effort to submit a conceptual
response
Significant effort to craft a detailed, feasible, and
complete response – may reduce # of responses
8) Review and Approval of Minutes
a) August 2022
Moved as amended by Alderperson Mehler; seconded by Alderperson Gearhart.
Carried unanimously.
9 ) Adjournment
Moved by Alderperson Mehler; seconded by Alderperson Gearhart. Carried
unanimously. The meeting was adjourned at 8:40 p
Approved at the
November 2022 PEDC Meeting
Short Term
Rentals in
Ithaca, NY
Goals, Options, & Policy
Considerations
Josephine Klepack Ennis
MRP Candidate, Cornell University
Overview
• STRs in Ithaca – how many, where, & who?
• Policy goals
• Common STR policies
• Policy proposal
• Feedback
Approved at the
November 2022 PEDC Meeting
Short-term Rentals
(“STRs”)
• a
d
w
e
l
ling unit that is rented
in whole or in part to
guests on a short-term
basis (often defined as
fewer than 30
consecutive days).
• Airbnb, VRBO,
Homeaway, etc.
• Entire unit, private
rooms, accessory units
• Hosted vs. unhosted
Approved at the
November 2022 PEDC Meeting
Entire Home
Private Room
• 576 Listings in Ithaca*
• 387 Active, Residential listings*
• 256 Active, Entire Unit rentals*
• $232 average daily rate**
Approved at the
November 2022 PEDC Meeting
• $3,257 median monthly revenue over
past 12 months**
*Source: Harmari, March 1, 2022
**Source: Airdna (14850), accessed 6/30/2022
Mariam
Fall Creek
Homeowner
Rents out Home
During Graduation
Weekends
“I love helping visiting families while funding my
own vacation. It feels like a win-win.”
• Rents out her home during Cornell and Ithaca
College graduation weekends.
• Earns a few thousand dollars in two
weekends.
• Her neighbors complained about some noisy
guests once, but it’s been great otherwise.
Motivations: Income, Ease, Low-Hassle,
Neighbors, Hospitality
Eva
Professor at Ithaca
College
Rents out home
during summer and
winter breaks
• Originally from Sweden and spends each
summer there with her family.
• Rents out her home during summers and
plans to rent it out more when she retires.
• Enjoys stocking special Ithaca products for
her guests.
Motivations: Income, Good Reviews,
Compliance, Sustainable Business, Neighbors
Kai
South Hill
Homeowner
Rents out basement
apartment year
round
• Rents out a small
basement
apartment with a
kitchenette on Airbnb.
“I feel like I’m getting the hang of how to style
and prepare my home for the best guest
experience. I take pride in my 5-star reviews.”
“We can cover our mortgage by renting out our
basement unit just three weekends a month.”
Approved at the
November 2022 PEDC Meeting
• Removes unit from Airbnb to host family &
friends or take breaks when needed.
• Likes the extra rental income but doesn’t want
a full-time renter.
Motivations: Income,
Flexibility, Quiet,
Control
Dana
Dryden Resident
Rents Ithaca home as
a full-time STR
“It’s a lot of extra work to rent the house as a full-
time STR, but we earn 2-3 times as much as we
would from a long-term rental.”
• Moved to Dryden when her kids were born
& kept Ithaca home as an investment.
• Rents 3BR home as a short-term rental
yearround and manages the bookings.
• Monthly revenue is about $5,000/month.
Motivations: Income,
Investment, Business
Pete
Owns Student
Rentals
Offers a 10-month
lease with STRs in
the summer
• Owns about 20 student rental properties in
Ithaca and offers a 10-month lease.
• Students love a shorter lease, and he earns
twice as much from STRs in the summer.
• Extra work & expense to turnover the units
often but keeps him more abreast of
maintenance needs.
Motivations: Income, Business, Sustainability,
Creativity
Manny
Full-time Real
Estate Investor
Hosts 40 Shortterm
“My student renters love having a 10-month
lease and I like the flexibility & extra income
from short-term rentals.”
“Airbnb is great! It basically employs my whole
family, and we are always looking for ways to
grow the business.”
rentals regionally
• Started renting out rooms in his parents’ home
and now rents out 40 units .
• His dad is the handyman, and his brother helps
with cleaning—it’s a family business.
• Takes safety seriously & is proud to pay his
contractors and
cleaning staff well.
Motivations: Income,
Entrepreneurship,
Family, Hosting,
Flexibility,
Opportunity
Iris
Out-of-town Guest
Frequent Guest of
Short-term Rentals
• Lives in New York & frequently travels with
her partner and two young children.
• Likes cooking meals and having a place to
relax while their children sleep on vacation.
• Loves cute neighborhoods and visiting local
shops and restaurants.
Motivations: Safety, Cleanliness, Value, Space,
Quiet, Character, Style
James
Cornell Student &
Renter
Rents out Room
during Breaks
• Third year political science major at Cornell
who rents a one-bedroom apartment.
• Interned in Washington, D.C. this summer
but couldn’t find a subletter in Ithaca.
• Covered most of his Ithaca rent with
shortterm stays on Airbnb.
Motivations: Income, Ease, Flexibility,
Relationships, Landlord, Roommates
“My kids are usually in bed by 7:30, so hotels
don’t work well for us. I just end up reading my
phone in the dark while they sleep.”
“I don’t know how I’d pay for my internship
during the summer if I couldn’t Airbnb my room
in Ithaca. Luckily, my landlord is cool with it.”
Approved at the
November 2022 PEDC Meeting
Elaine
Belle Sherman
Neighbor
Lives next to a
Shortterm Rental
“I hate when my neighbors' guests forget to take
out the trash or get noisy in the backyard.”
• Lives next to a full-time STR in Belle Sherman.
• Get frustrated by turnover, occasional noise,
and extra trash on the curb.
• Misses having a relationship with a neighbor in
that house.
Motivations: Safety, Quiet, Neighborliness,
Predictability
Policy Goals – Assumptions
• Primary goal: Preserve housing affordability in the long-term rental
and home ownership markets.
• Additional goals:
• Limit negative effects on neighbors from noise, parking, and other nuisances.
• Protect health and safety of guests.
• Ensure even playing field for formal lodging industry and compliance with
City’s room occupancy taxes.
• Increase lodging supply during peak demand periods.
• Allow residents the ability to generate additional income from their
properties.
• Ensure feasibility of administration and enforcement of any new regulation.
Approved at the
November 2022 PEDC Meeting
• Unhosted (Entire Unit) Rentals:
• primary residency requirement
• limits on number of days per year
• seasonal limits
• unit limits
• Hosted Rentals:
• private rooms
Regulatory Elements to Consider:
• License Requirements
• accessory apartments
• Special rules for Occasional Rentals (14 days or less)
• Enforcement & Administration
Requirements for basic health and safety
standards (ingress/egress, smoke detectors,
etc.)
License/Permit
Requirements
Some communities stop here
(e.g., Geneva, NY) .
Notice to neighbors
Annual inspections ( or every few years )
Approved at the
November 2022 PEDC Meeting
For most, this is only the
starting point.
Entire Unit STRs
• Options for regulating Entire Unit STRs:
1. Primary residence requirement
Provision of local contact information in case
of disturbance
Fee to cover administrative and enforcement
costs
2. Limits on # of days per year for rent
3. Limit on time of year (seasonal restrictions)
4. Limit on # of units per host
Entire Unit STRs – Primary Residences
• Option: Allow entire unit STRs only for primary residences (e.g., Burlington; Denver)
• Pros: allows residents to supplement their income; limits speculative investment, especially by non-
residents (resident must be present >183 days/year).
• Cons: may limit renter participation; administrative burden of verifying residency status.
• Considerations:
• Limit to owner-occupied residences (around 26% of households) or renters too?
• Allow hosts to rent an accessory apartment in their primary residence on an unlimited basis?
Approved at the
November 2022 PEDC Meeting
Entire Unit STRs – Day Limit
• Option #1: Allow hosts a limited number of days to rent out a property (e.g., Town of
Ithaca lakefront properties: 245 days; North Elba, NY: 90 days)
• Pros: does not differentiate between owners and renters; flexibility for owners to decide which
times of year to rent within the limit.
• Cons: requires significant monitoring and enforcement efforts.
• Option #2: Allow limited days and a primary residence requirement (e.g., Cayuga
Heights: 14 days; Town of Ithaca non-lakefront property: 29 days)
• Pros: places very strong limits on STR investment potential and negative cons equences related to
nuisances, etc.
• Cons: significant monitoring and enforcement efforts; could lead to underutilization of housing for
which STRs are the only viable use (accessory units, etc.).
Entire Unit STRs – Seasonal Limit
• Option: Allow hosts to rent properties during a defined time period (e.g., May 15 –
August 15).
• Pros: allows for students or student rental owners to rent out vacant units during summer
break; adds to the capacity for vacation lodging during peak travel times; easier to monitor
than number of days limits.
• Cons: limits hosts ability to rent during other popular travel times (winter break, Homecoming,
move-in weekend, etc.).
Entire Unit STRs – Unit Limit
Approved at the
November 2022 PEDC Meeting
• Option: Allow each owner/host one unit (unhosted; entire home) without any
residency requirement (e.g., Seattle)
• Pros: simple and allows for greater income-earning for property owners; discourages
largescale investment speculation; does not differentiate between renters and property
owners.
• Cons: allows homes to be used exclusively for short-term rentals, which could remove
longterm housing from the market and negatively impact affordability.
Hosted Rentals
• Option: allow year-round rentals of hosted units –
including private rooms & accessory apartments (e.g.
New York, Burlington, Town of Ithaca, North
Elba, NY)
• Pros: limited impact on long-term housing market; presence
of host can mitigate negative neighborhood impacts
related to noise, trash, etc.
• Cons: could lead to overcrowding, parking problems, etc. if
too permissible; still need to monitor compliance with
occupancy rules.
Occasional Rentals (≤
14 days)
Approved at the
November 2022 PEDC Meeting
• Option #1: Define short-term rentals as less than 30 consecutive days but more
than 14 days/year and don’t regulate for limited number of days (14 days or
less) (e.g., State of Vermont).
• Pros: minimal (or no) impact on housing market; opportunity for additional resident income; increases
lodging at peak times; low enforcement and administrative burden.
• Cons: missed revenue; doesn’t address guest safety concerns or neighborhood nuisance problems.
• Option #2: Provide for an occasional rental permit with simplified permitting
process (e.g., no physical inspection) and low fees for limited number of days
(e.g., Cayuga Heights).
• Pros: minimal (or no) impact on housing market; allows for some additional resident income and increased
lodging at peak times; may be able to address some health, safety, and nuisance concerns; possibility to
collect additional lodging taxes.
• Cons: additional enforcement and administrative burden.
Compliance & Administration
- Compliance monitoring is essential in enforcing a STR regulation.
- Most municipalities choose to work with an outside vendor with proprietary software
for monitoring STRs, collecting taxes, and streamlining STR permits.
- Three primary vendors
- GovOS - Granicus (Host Compliance) - Harmari
- STR permit fees are typically structured to cover monitoring & administrative fees -
Designing a policy that pays for itself:
- Additional Revenue through fees and additional room tax compliance - To meet costs related to
increased inspections, administration, third party software
✓ License required to rent or advertise a STR
Approved at the
November 2022 PEDC Meeting
✓ Primary residence
requirement for
unhosted stays
✓ Unlimited hosted stays
(private rooms and
accessory apartments)
KAI
Policy
Proposal #1
Excludes:
DANA
Rents Ithaca
Home as Full-
time STR
MANNY
Full-time
Investor with 8
Homes
PETE
Owns Student
Rentals (10m)
MARIAM
Rents Home for
Graduations
Po licy
Proposal
#1
IRIS
Out of Town
Guest
JAMES
Student Renter
EVA
Rents Home for
Summer Holidays
Rents Basement
Apartment
ELAINE
Belle Sherman
Neighbor
Approved at the
November 2022 PEDC Meeting
✓ License required to rent or advertise a STR
✓ Primary residence requirement for unhosted
stays
✓ Unlimited hosted stays (private rooms &
accessory apartments)
• Plus:
❖ Special permit for occasional rentals (14 days):
streamlined, no inspection.
❖ Special permit for seasonal rentals
(May 15August 15) without primary
residence requirement.
Policy
Proposal #2
PETE
Excludes:
DANA
Rents Ithaca
Home as Full-
time STR
MANNY
Full-time
Investor with 8
Homes
Approved at the
November 2022 PEDC Meeting
Policy
Proposal
#2
IRIS
Out of Town
Guest
MARIAM
Rents Home for
Graduations
Owns Student
Rentals (10m)
JAMES
Student Renter
EVA
Rents Home for
Summer Holidays
KAI
Rents Basement
Apartment
ELAINE
Belle Sherman
Neighbor
Thank you!
Common Council PEDC
9/21/2022
Josephine Klepack Ennis
MRP Candidate
Cornell University
jke44@cornell.edu
Approved at the
November 2022 PEDC Meeting
Review of Common Options
LICENSE PRIMARY LIMIT ON DAYS/ UNIT LIMITS UNLIMITED OCCASIONAL
RESIDENCY TIME OF YEAR HOSTED STAYS RENTALS
Approved at the
November 2022 PEDC Meeting
Community -wide
Greenhouse Gas
Inventory
Rebecca Evans
Sustainability Planner
Office of Sustainability
2
Approved at the
November 2022 PEDC Meeting
What is a GHG
inventory & why
are we doing it?
4
Approved at the
November 2022 PEDC Meeting
A greenhouse gas (GHG)
inventory is a list of emissions
sources and associated
emissions quantified using
standardized methods.
3
6
Approved at the
November 2022 PEDC Meeting
Transparency
GHG inventories
provide community
stakeholders with a
snapshot of
emissions to help
guide decision-
making.
Modeling
Inventories allow us
to model potential
GHG emissions
reductions based on
different mitigation
strategies and
actions.
Funding
Various state and
federal grants require
the completion of a
GHG inventory and
development of a
Climate Action Plan,
including current DEC
grant.
Why complete a GHG inventory?
8
Approved at the
November 2022 PEDC Meeting
What’s covered in
Ithaca’s GHG inventory?
Activities & Emissions
10
Approved at the
November 2022 PEDC Meeting
Covered Activities & Emissions
Municipal Transportation
• IFD
• IPD
• DPW
• All city-owned &
operated vehicles
• Employee commute
Greenhouse Gas Emissions
• Carbon dioxide
• Methane
• Nitrous oxide
• Hydrofluorocarbons
Wastewater Treatment
• Stationary emissions
• Process emissions
• Nitrification
Greenhouse Gas Emissions
• Methane
• Nitrous Oxide
Community Buildings
& Facilities
• Natural gas used for
space and water heating
• Natural gas used for
cooking
• Natural gas clothes
dryers
• Commercial electricity
use
• Residential electricity
use
Greenhouse Gas Emissions
• Methane
• Carbon Dioxide
• Nitrous Oxide
Water Treatment &
Transport
• Municipal water
distribution
• Community water
distribution
Greenhouse Gas Emissions
• Carbon dioxide
Urban Forestry
• Street trees
• Parks & forests
Greenhouse Gas Emissions
• Sequestration
Municipal Buildings &
Facilities
• Natural gas used for
space and water heating
• Natural gas used for
cooking
• Building electricity use
• Streetlights, public
lighting, & traffic lights
Greenhouse Gas Emissions
• Methane
• Carbon Dioxide
• Nitrous Oxide
Solid Waste
• Landfilled waste
• Recycled waste
• Composted waste
Community
Transportation
• Inbound trips
• Outbound trips
• Inter-city trips
Greenhouse Gas
Emissions
• Carbon dioxide
• Methane
• Nitrous oxide
• Hydrofluorocar-
bons
Major users
Greenhouse Gas Emissions
• Methane
• Carbon dioxide
12
Approved at the
November 2022 PEDC Meeting
Reporting Greenhou se Gas Emissions
7
Greenhouse gas emissions all have different levels of ability to trap heat in the
atmosphere, or “Global Warming Potential” (GWP).
Instead of reporting greenhouse gases and their warming potential individually,
we use a metric that normalizes all gases into standard units based on how they
compare to carbon dioxide.
These units are called carbon dioxide equivalents, or CO 2 e, and are the standard
unit in greenhouse gas inventories. When we report metric tons of CO 2 e, it is
inclusive of all greenhouse gases and climate influences.
14
Approved at the
November 2022 PEDC Meeting
Reporting Greenhouse Gas Emissions
Greenhouse gas inventory = Metric Tons of CO 2 e
Greenhouse Gas Global Warming Potential
Carbon dioxide (CO2) 1
Methane (CH4) 25*
Nitrous oxide (N2O) 298
Hydrofluorocarbons (HFCs) 124 - 14,800
Perfluorocarbons (PFCs) 7 ,390 – 12,200
Sulfur hexafluoride (SF6) 22,800
Nitrogen trifluoride (NF3) 17,200
16
Approved at the
November 2022 PEDC Meeting
Advanced Methane
Accounting Methodology
Accounting for methane leakage
18
Approved at the
November 2022 PEDC Meeting
20
Approved at the
November 2022 PEDC Meeting
Ithaca’s Greenhouse Gas
Profile
22
Approved at the
November 2022 PEDC Meeting
1.80 %
20.10 %
% 38.50
38.60 %
1.80 %
Total Greenhouse Gas Emissions by Source
Municipal Residential Commercial Transportation Waste Generation
Total: 308,598.8 MT CO2e
24
Approved at the
November 2022 PEDC Meeting
13
59.60 %
39.10 %
0.20 % 1.00 %
To tal Greenhouse Gas Emissions by Sector
Buildings & Facilities Transportation
Wastewater Treatment Waste Generation
Total: 308,598.8 MT CO2e
26
Approved at the
November 2022 PEDC Meeting
Comparing Traditional & Advanced Methane Accounting
184,511.10
121,037.90
582 0
Total GHG Emissions by Source –
Nat. Gas AMAM
Buildings & Facilities Transportation
Wastewater Treatment Waste Generation
95,159.60
121,037.90
582
219,987.70
Total GHG Emissions by Source –
Traditional EPA Accounting
Buildings & Facilities Transportation
Wastewater Treatment Waste Generation
Total: 219,987.7 MT CO 2 e Total: 308,598.8 MT CO 2 e
28
Approved at the
November 2022 PEDC Meeting
Municipal Emissions
• Natural gas & electricity in buildings & facilities
• Vehicle fleet
• Water treatment and distribution
• Wastewater treatment
• Streetlights & traffic lights
• Urban forestry
30
Approved at the
November 2022 PEDC Meeting
854.4
2,838.10
1,530.00
582
507.9
Municipal GHG Emissions
Electricity Natural Gas Vehicle Fleet
Wastewater Treatment Employee Commute
Total: 6,312.3 MT CO2e
32
Carbon Sequestration
Approved at the
November 2022 PEDC Meeting
33
34
Carbon Sequestration
Source Units Energy (MMBtu) Emissions (MT
CO 2 e)
Electricity 7 ,729,957 kWh 26,374.6 854.4
Natural Gas 23 ,770.3 mcf 24,649.8 2,838.1
Vehicle Fleet 158,763.8 gal 20,726.7 1,530.0
Wastewater Treatment -- 13,119.6 582.0
Employee Commute employees 415 -- 507.9
Urban Forestry 11 ,555 trees -- -740.4
TOTAL WITH CO2 SEQ. -- 84,870.7 5,571.9
Approved at the
November 2022 PEDC Meeting
35
36
Renewable Energy Credits (RECs)
Ownership rights to renewable energy units contributed to the grid on
behalf of the owner that match actual electricity-use.
• 100 % of municipal electricity use is matched with RECs
• Problems with RECs
o Lack of transparency and validation
o Lack of grid independence and municipal resiliency
o Exacerbation of racial and economic inequities
City staff do not believe the use of RECs is the best path to
decarbonization and, instead, supports on-site renewable energy
systems and microgrids.
Approved at the
November 2022 PEDC Meeting
37
38
Comparing 2010 & 2019 Municipal Inventories
2010 Emissions
( MT CO2e )
2019 Emissions
( MT CO2e )
% Change
‘10-’19
Buildings 1,802 1,022.64 - 43.2 %
Lighting 562 238.9 - 57.5 %
Fleet 1,476 1,532.6 + 3.8%
Wastewater 760 1,154.3 51.9% +
Water 306 301.3 - 1.6 %
Employee
Commute
582 507.9 - 12.7 %
Gross
Emissions
5,489 4.757.6 - 15.4 %
Approved at the
November 2022 PEDC Meeting
Community Emissions
• Natural gas & electricity in homes and businesses
• Transportation
• Solid waste
40
Approved at the
November 2022 PEDC Meeting
14.30 %
28.90 % 55.30 %
1.50 %
Community % Emissions by Sector
Residential Buildings Commercial Buildings
Transportation Solid Waste
Total: 215,274.8 MT CO2e
City of Ithaca
Planning & Economic Development Committee
Wednesday, August 17, 2022 – 6:00 p.m.
Zach Winn, 229 South Geneva Street, spoke on proposed access roads to the
‘the jungle’ for emergency vehicles, etc. West End damage and vandalism is on
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Laura Lewis, Chair; Cynthia Brock, Phoebe
Brown, Rob Gearhart, Patrick Mehler
Committee Members Absent: None
Other Elected Officials Attending : None
Staff Attending: Lisa Nicholas, Director, Planning and
Development Department; Luis Aguirre-
Torres, Sustainability Director; Nels Bohn,
IURA Director; Roxy Johnston, Water
Treatment Plant; and Deborah Grunder,
Executive Assistant
Others Attending:
Chair Laura Lewis called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
Mayor Lewis stated that Item 5a, Community Choice Aggregation (CCA) is being
pulled from tonight’s agenda for further research and review.
2) Public Comment
Theresa Alt, 206 Eddy Street , On the July 20 th PEDC, the beginning was about
zoning, the ending was about TIDES. Do the proposed encampments follow the
City zoning?
Approved at the
November 2022 PEDC Meeting
the uptick. Things are getting worse by the day. We need to pay attention to this
now. Many people from other counties are becoming problematic.
Response from Committee:
Mayor Lewis did state there is a report later in the meeting about TIDES next
steps.
Alderperson Brock thanked both Alt and Winn for speaking tonigh t. She agreed
with both comments regarding the CIITAP program and access to the ‘jungle’
area.
3) Special Order of Business
a) Public Hearing
Alderperson Mehler moved to open; seconded by Alderperson Brock. Carried
Unanimously.
No one was present to comment.
Alderperson Mehler moved to close the hearing; seconded by Alderperson
Gearhart. Carried unanimously.
b) Presentation – Zero Emissions Transportation and Next Steps
Sustainability Director Luis Aguirre-Torres presented to the committee. The
presentation is included with these minutes.
Alderperson Mehler asked how we know the emissions have reduced when so
many students make up a fair amount of travel in and out of the City.
Alderperson Gearhart stated the numbers are staggering as to the amount of
travel we do here in Ithaca. Rebecca Evans stated that there are mile counters on
the roads and with the help from a Google App helped us with the calculations.
Alderperson Brock stated it was a wonderful presentation. She remembers the
draft planning influencing report done in 2009. Many people travel inbound to
Ithaca and then there are people who live in Ithaca who travel outbound each day
for work. Were the inbound and outbound traffic calculated?
Chair Lewis asked what the future brings with charging stations.
Aguirre-Torres stated we have to be mindful of the types of vehicles that will be
charged. Some new charging stations maybe too strong for some vehicles and
may ruin the battery.
4) Announcements, Updates, Reports
a) Unhoused Proposals Update on Next Steps
Mayor Lewis stated that there has been a lot done on this. We need to focus on
short- and long-term goals. She will be creating a committee to address the RFP
(Request for Proposals) issuance. There is urgency to fix this, but we need to
have a plan that withstands the test of time. This is a report, not a discussion. We
will follow specific deadlines as well as look at the long term. This will come back
to our September PEDC meeting and talk further on our process.
Alderperson Brock asked whether questions are allowed. Mayor Lewis stated this
was a report item, not a discussion item, but did allow some discussion.
Alderperson Brock would like to see a revised work plan so that a new sanctioned
encampment program could be in place by the Spring 2023.
Mayor Lewis stated that there are too many questions that need to be answered
and researched before an RFP can be initiated.
Alderperson Brock stated that she would like to see that these services be
available to the people now.
Alderperson Brown also stated that she is concerned about the timing. It has been
talked about it for three years. Where are we going? We need something to be
lasting and also immediate.
Mayor Lewis stated what we need is an approach that is not a solution. A policy
needs to be developed and then follow through on that policy. We need to work
with agencies like the Human Services Coalition, Tompkins County Action. etc.,
Approved at the
November 2022 PEDC Meeting
those who are experts and who have expertise as we focus on both short-term
and longer- range goals.
Alderperson Brock expressed her appreciation that that Mayor Lewis will be
appointing a working group of Common Council to work in tandem with staff to
move forward on the action steps that will be seen in this proposal being very
sensitive to the timing. As weather warms, we have seen every year outdoor
encampments grow. When the cold weather hits, the emergency shelter policy, the
code blue policy, are enacted. There is a reduction in encampments so there is
urgency to address this, and at the same, it is important to be deliberative,
realistic, and to build a system policy first response system that we can truly
sustain and that will take partnering with the County and with other agencies.
In this work plan, one of the short-term goals is to consider a homeless outreach
coordinator position. The Mayor will speak with the Chief of Staff and HR Director
on moving that forward in our budget. The budget is currently in the early stages of
being prepared.
The Mayor emphasized again that this is a report. It is not a discussion item tonight.
There is more information we need to gather. The Mayor will appoint a working
group to work on this with a very specific deadline to develop our next action steps.
We have to be doing two things at the same time. We have to be looking at short-
term immediate action steps while also developing longer-term responses to this
challenging situation that has plagued our community and all communities across
the country.
We have people living in unsafe conditions in our encampments. We have others
who are feeling impacts. The environment is feeling impacts of our unsanctioned
encampments.
Tonight, this is a report. We will come back to the September meeting with more
concrete information as we move this plan forward.
Alderperson Gearhart agrees with everyone that timing is crucial.
Nels Bohn, IURA Director, stated we brought forward a concept budget of
what it would cost to run a sanction encampment site. Our team made a
presentation to the Thompkins County Health and Human Services
Committee on Monday to recognize and ask for their partnership and
support with the City in bringing and elevating this conversation further.
One of the models that has been recognized is if there is partnership among
municipalities. This has been seen with the LEAD program for example
where the City and the County commits to a certain amount of funding to
operate a program. You ask for operators to come forward and manage it.
That operator can then go out and seek grants and be able to solicit those
grants demonstrating that they have municipal support. With the LEAD
program, for example the City and the County committed to funding the LEAD
program and then the LEAD program got a grant for three years that paid for
their staffing for three years. The City and County did not have to actually pay
for that first three years of staffing. That opportunity allowed them to
demonstrate their success before being something that would be supported
by the municipalities. This is a similar situation again.
There is a lot of funding out there to support consequences of the COVID
pandemic, etc. to help with homelessness, to help with human services. This is
an opportunity to capture some of that funding right now. If we are able to move
this forward quickly, it would not actually be considered housing. If it were to be
done this way, if it were indeed designated as a municipal operation, it would
allow the City to move forward with putting this campsite together in a way that
meets all state and local regulations.
Formatted: Font: (Default) Arial
Approved at the
November 2022 PEDC Meeting
There is a lot of positive opportunities here. One thing to note is, as Cynthia
mentioned, is that the encampment proposal is not considered housing.
Most federal and state programs limit their support to housing projects. And
secondly, cottages would qualify as housing units because they have
kitchen and bathroom facilities built within the unit. He doesn’t believe there
was very much federal or state funding with that project. That was primarily
volunteer labor and donations for the first Second Wind Cottages. It can be a
durable model but it can be challenging as well.
5) Action Items (Voting to send onto Council
a) Community Choice Aggregation Local Law
This item was pulled from tonight’s meeting as stated above under Agenda Review.
b) Drinking Water Source Protection Report/Plan
Roxy Johnston stated that since last month the plan has been finalized. it
represents the first real clear management plan for our drinking water source since
the 1936 watershed rules and regulations. That is noteworthy. It is different than
other efforts by the state or us at source water protection. it was developed
collaboratively with other watershed stakeholders and resource management
professionals.
it includes not only assessments of our vulnerabilities but it also includes
recommendations for implementation strategies that's new, and it builds in long-
term plan maintenance so that we will actually use and implement it working with
our watershed partners.
Another component about this plan that is new and improved is that it guides us to
funding sources for the recommended implementation strategies and if the plan is
approved by the water purveyor or system owner, then it becomes a recognized plan
by the state. That will actually improve our likelihood of getting grant funding. More
points are given for those plans. Another way that this plan looks to help offset
costs is by building in those partnerships when you develop a plan that you want to
move forward. It is likely to be a stronger plan, and it is likely to meet broader
objectives than just for the drinking water plant. We will have partners who will carry
some of the cost or can share staff or equipment resources with us.
Johnston is asking that the plan be approved for circulation and comments and then
it would come back in September to address those comments and then move it
forward on the next steps to approval by Common Council.
Formatted: Font: (Default) Arial
Approved at the
November 2022 PEDC Meeting
Mayor Lewis Alderperson Brock thanked Johnston and stated the plan is very
thorough. One question she did have is about the watershed coordinator position.
What will the person’s role be?
Johnston serves as a half-time watershed coordinator. It really is a full-time job.
She is also half the lab director for the water treatment plant. Most of what she
does is as watershed coordinator is interface with groups outside of the City by
sharing about water quality and drinking water impacts and how we can work
together to keep water quality high in the area. Ithaca and Auburn are running neck
and neck with drinking water source protection . There is a recognition that she led
the charge on. This on developing this plan for the City.
There is a recognition that someone will need in order to be that lead coordinator of
the plan management team. The engineers that participated have other primary job
functions and so this title seems like a good one to sort of memorialize or make
permanent to recognize the need to shepherd this kind of work forward. All the work
that she does now would also be added projects and moving those forward.
Alderperson Gearhart moved to circulate; seconded by Alderperson Brock
seconded. Passed unanimously.
6) Voting Items (to Council)
a) East Hill Fire Station Development Agreement – Approve IURA Disposition
Agreement
Moved by Chair Lewis; seconded by Alderperson Mehler. Passed unanimously.
WHEREAS, the Common Council for the City of Ithaca (“City”) authorized issuance
of a 2021 Request For Expressions of Interest (“RFEI”) seeking proposals to
redevelop or relocate the East Hill Fire Station (“EHFS”) located at 309 College
Avenue in a manner that meet fire protection needs, enhances College town, and
financially benefits the City, and
WHEREAS, in response to the RFEI, City staff entered into negotiations with 311
CA Associates, LLC (“311CA” or “Sponsor”) resulting in execution of an option
agreement dated February 22, 2022 (“Option Agreement”) that permits, but does
not require, the City to sell 309 College Avenue in exchange for two parcels located
at 403 Elmwood Avenue and 408 Dryden Road in addition to cash consideration of
$5.1 million dollars to be paid to the City on the terms contained within the Option
Agreement, and
Formatted: S trikethrough
WHEREAS, the Option Agreement anticipates the City will construct a new
fire station on adjoining properties to be acquired at 403 Elmwood Avenue
and 408 Dryden Road, and
WHEREAS, a negotiated sale of city-owned property is authorized only if
undertaken as an urban renewal project in accordance with urban renewal law,
and
WHEREAS, the City requested the Ithaca Urban Renewal Agency (“IURA”) to
independently review the terms of the Option Agreement and recommend a
proposed disposition and development agreement in the best interest of the City
to redevelop or relocate the EHFS, and
WHEREAS, on June 1, 2022, the City authorized transfer of the current Fire
Station #2 property located at 309 College Avenue, Ithaca, NY, to the IURA via an
option agreement for the purpose of structuring a proposed urban renewal project
to construct a new East Hill fire station, and
WHEREAS, on May 26, 2022, the IURA accepted transfer of 309 College Avenue
and assignment of the Option Agreement for the purposes of structuring a
proposed urban renewal project, and
WHEREAS, on June 23, 2022, pursuant to section 507 of General Municipal Law,
the IURA designated 311 as a Qualified and Eligible Sponsor to undertake the
East Hill Fire Station urban renewal project involving acquisition of 309 College
Avenue, and
WHEREAS, on July 28, 2022, the IURA, acting as lead agency for the
environmental review of the property transfer phase of the East Hill Urban
Renewal project, determined that the proposed action will not have a significant
effect on the environment and issued a negative declaration, and
WHEREAS, on July 28, 2022, the IURA adopted a resolution approving a
Disposition and Development Agreement (“DDA”) for the East Hill Fire Station
urban renewal project to facilitate construction of a new fire station and
redevelopment of 309 College Avenue subject to the following terms:
1. Property Transfer – Compliance with terms of the City/Sponsor Option
Agreement executed on February 22, 2022, for sale of property located at
309 College Avenue for $5.1 million plus acquisition of adjoining parcels at
Approved at the
November 2022 PEDC Meeting
403 Elmwood Avenue and 408 Dryden Road for City construction of a new
fire station;
2. Complete Segmented Environmental Review – establish as a precondition
for transfer of the 309 College Avenue deed to Sponsor either completion of
environmental review of the City fire station construction project or formal
postponement of city construction on acquired property;
3. Property Tax Revenues – In the event property at 309 College Avenue
becomes tax exempt by any means other than a Payment-in-Lieu-of-Taxes
(PILOT) approved by the Tompkins County Industrial Development Agency
(TCIDA), property owner shall be required to make payments equal to
property taxes that would have been due. This requirement shall be enforced
through a 20-year Sponsor/IURA Payment-in-Lieu-of-Taxes (PILOT”)
agreement that commences upon the date of transfer of the 309 College
Avenue property, and
WHEREAS, the Agency-approved DDA is subject to approval by the City of
Ithaca Common Council, which vote may occur only after (1) publication of a
notice of the proposed price to be paid by the sponsor to acquire property and all
other essential terms and conditions of such sale, and (2) a public hearing not
less than ten days after publication of such notice, and
WHEREAS, the notice was published in the August 5, 2022, edition of the Ithaca
Journal, and a public hearing on the proposed property disposition was held on
August 17, 2022, before the City’s Planning & Economic Development
Committee; now, therefore, be it
RESOLVED, that the Common Council for the City of Ithaca hereby approves the
IURA-proposed Disposition and Development Agreement between the IURA and
311 CA Associates, LLC for the East Hill Urban Renewal Project, including the
sale of 309 College Avenue, and be it further
RESOLVED, property to be acquired by the IURA at 403 Elmwood Avenue and
408 Dryden Road shall be conveyed to the City at no cost for construction of a
fire station, and be it further
RESOLVED, that the net proceeds from IURA sale of real property shall be paid
to the City.
7) Review and Approval of Minutes
a) July 2022
Moved by Alderperson Mehler; seconded by Alderperson Gearhart. Carried
unanimously.
8) Adjournment
Moved by Alderperson Mehler; seconded by Alderperson Gearhart. Carried
unanimously. The meeting was adjourned at 7:35 p.m.