HomeMy WebLinkAboutMN-PEDC-2020-02-12
Approved at the
June 10, 2020 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, February 12, 2020 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia
Brock, Stephen Smith, Donna Fleming, and
Laura Lewis
Committee Members Absent: None
Other Elected Officials Attending: Alderpersons McGonigal and Nguyen
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Alex Phillips, Planner; Nels
Bohn, Ithaca Urban Renewal Agency; and
Deborah Grunder, Executive Assistant
Others Attending: Ari Lavine, City Attorney
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
Item # 5b, Waterfront Area and Stepback Requirements, was moved from Action
Items to Approval to Circulate, Item # 6b
2) Public Comment
Theresa Alt, 206 Eddy Street, is impressed how quickly the Planning Department
they turned around the ADU ordinance. Now PEDC needs to send it onto Council.
She further stated the R1 and R2 zones requirement for no more than one unrelated
individual would certainly make those zones pretty unsuitable for mass housing in
small spaces. Now, attention needs to be directed to code enforcement.
Ellie Pfeffer, 1667 Clara Dickson Hall, reiterated Alt’s comments. She thanked the
City for all the hard work the City has done with the ADU ordinance. She further
stated that short-term rentals must come out of the equation. It should be dealt with
separately. Right now it is possible in all zones for developers to buy up all these
Approved at the
June 10, 2020 PEDC Meeting
tenant housing. Owner-occupancy requirements would kill the ADU ordinance.
She urged the committee to pass this ordinance.
Tom Shelley, 118 E. Court Street, supports the proposed ADU legislation, the green
space requirement, and the tree ordinance that is being worked on. The county
recently passed the ban of Styrofoam. The Governor will soon pass it. He
encourages Council to pass this ban as well. He also encourages the City to ban
the use of all plastics, i.e., plastic water bottles, food service carry out containers,
etc.
Steph Rutknowksik, as student, 218 Sheldon Court. Thanked the committee for all
the work being done on the ADU changes. Student goals are the same as other
members of the community. He also expressed support in the new Green New Deal
initiatives.
Sheryl Swink, 321 N. Albany Street, served on the Waterfront Committee . She
stated the resolution and the letter regarding length don’t match. They should. She
further commented on the proposed stepback recommendations. She doesn’t find
that the 20 feet stepback that is specified from the Market and Newman Districts to
be very generous.
Response from Council:
Alderperson Lewis pointed out that ADUs is for discussion only tonight. She
recommended it be tabled until we receive further information, but it will be
discussed tonight. We need more guidance and recommendations.
3) Special Presentation
a) Cayuga Street Bridge Project
The presentation will take place at the March 2020 meeting.
4) Announcements, Updates, Reports
The deadline for the sustainability director has passed. More than 20
applications have been submitted. They will be reviewed this Friday. It is a real
robust response for a City job.
5) Action Items (Voting to Send on to Council)
a) Contingent Purchase Agreement – East Section of Green Street Urban
Renewal Project Site
Approved at the
June 10, 2020 PEDC Meeting
Nels Bohn, IURA Director, provided information on the contingent purchase
agreement.
Alderperson Lewis had some questions. She thanked Nels for all the work done
on this project.
Attorney Lavine further clarified that there are two things happening here. There
is an agreement of the sale of the property and the n the building of the project.
Each step will be voted on separately.
Alderperson Brock asked for clarification as to parking. Will parking be two
individual parking systems?
Bohn stated that the parking will be handled by two different developers.
Alderperson Brock further asked if the number of parking spaces will be
equivalent to what is there now. She raised concern regarding the lack of
redundancy of elevators so that all floors are handicapped accessible. She
further asked about the lease agreement for the parking. Bohn stated it will be a
flat fee payment each year for a 30-year agreement.
Alderperson Brock asked what the debt service total is. Bohn answered $9.5
million.
Alderperson Nguyen joined the meeting at 6:35 p.m .
Chair Murtagh asked for clarification of the displacement of Sunny Days and
Home Green Home. Will they be able to move back?
Bohn stated that the IURA made it firm that any displacement will be remedied
prior to any agreement.
Proposed Ordinance ____- 2020
Planning & Economic Development Committee
February 12, 2020
Contingent Purchase Agreement – East Section of Green Street Urban Renewal Project Site
Moved by Alderperson Smith; seconded by Alderperson Lewis. Carried unanimously .
WHEREAS, Ithaca Properties, LLC proposes to purchase an approximately 192’ x 119’ property
at the eastern section of the Green Street parking garage site located at 120 East Green
Street, Ithaca, NY (Premises) to undertake an urban renewal project, subject to Common
Council approval, and
WHEREAS, the Premises consists of air rights above a privately-owned ground floor
commercial use and contains two elevated public parking decks constructed in 1974, and
Approved at the
June 10, 2020 PEDC Meeting
WHEREAS, Ithaca Properties, LLC is the owner of a commercial buildin g located at 215 East
State Street that extends immediately under and is thereby connected to the Premises, and
WHEREAS, on June 27, 2019, the Ithaca Urban Renewal Agency (IURA) designated Ithaca
Properties, LLC as a “qualified and eligible sponsor” to po tentially acquire the Premises to
undertake an urban renewal project, and
WHEREAS, on December 23, 2019, the IURA endorsed a definition for a proposed urban
renewal project at the Premises that includes reconstruction of two public parking decks to
be leased back to the City for operation, and
WHEREAS, the Premises is encumbered by a 2014 purchase option held by Hotel Ithaca, LLC,
the owners of the downtown Marriott Hotel, to acquire the Premises for $1 in the event the
City of Ithaca proposes to decommission or convey the Premises, and
WHEREAS, Hotel Ithaca, LLC has 12 months from the date of notice to exercise their option to
acquire the Premises, and
WHEREAS, a 2016 structural study of the Green Street parking garage conducted by Stantec
revealed that significant structural deficiencies exist in the east section that will require a
sizable capital investment to address, and
WHEREAS, the Stantec study estimated the cost to the City to demolish the east section at
more than $2,030,000 in 2019 dollars, and
WHEREAS, a 2019 appraisal by Midland Appraisal Associates, Inc. concluded the market value
of the Premises is $2,380,000, assuming a structural platform is in place to support
construction of a building utilizing the 140 ft. zoning envelop, and
WHEREAS, the existing structural system supporting the two parking decks does not support
high-rise development, and
WHEREAS, the negotiated purchase price of $350,000 represents a reasonable fair market
value of the Premises after the avoided demolition cost is considered, and
WHEREAS, on February 18, 2020, the Board of Public Works considered whether retention of
ownership of the Premises is necessary for municipal purposes, and
WHEREAS, the purchase agreement is contingent on City of Ithaca Common Council approval
of an IURA-proposed disposition and development agreement with Ithaca Properties, LLC to
implement an urban renewal project, and
WHEREAS, the City Charter requires approval by three-fourths of the Common Council to
authorize sale of real property;
Approved at the
June 10, 2020 PEDC Meeting
WHEREAS, the City Charter further requires notice of a proposed sale to be published no less
than once each week for three weeks, the first such notice being published no less than 30
days prior to the approval vote, and such notices have been published; now, therefore,
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as follows:
Section 1. Authorization for Disposition.
a. City ownership of the above-described Premises is surplus for municipal purposes.
b. The Common Council for the City of Ithaca hereby authorizes the contingent sale of
approximately 22,800 square feet of air rights property located at the eastern section
of the Green Street parking garage site (part of tax parcel #70.-4-5.2) to Ithaca
Properties, LLC at a purchase price of $350,000. The closing of the sale is contingent
upon Common Council approval of an Ithaca Urban Renewal Agency proposed
disposition and development agreement to implement an urban renewal project.
c. The Mayor, subject to advice of the City Attorney, is hereby authorized to execute a
contingent purchase agreement substantially similar to the “Purchase Agreement,
Eastern Section of Green Street Garage Urban Renewal Project Site” document, dated
2/7/20, to implement this resolution.
Section 2. Effective Date. This ordinance shall take effect immediately.
6) Approval to Circulate
a) Special Permits – Alderperson Smith; seconded by Alderperson Lewis.
Carried unanimously.
Alderperson Fleming would like to see something more similar to a PUD with
additional language that specifies some kind of public benefit such as
affordable housing must be a part of the project. She further stated the
proposal offers two different sets of rules for multiple primaries and for ADUs.
Chair Murtagh stated he sees them as very different types of development. A
multiple primary is a new one-family house or duplex on a larger lot. An ADU
is converting a small space in a house or garage into an apartment.
To: Planning & Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Date: February 6, 2020
RE: Proposed Amendments to Establish Criteria for Granting Special Permits
for Multiple Primary Structures
Approved at the
June 10, 2020 PEDC Meeting
The City is currently considering a proposal to establish guidelines for accessory dwelling
units. The proposal includes a restriction for multiple primary structures to only be allowed by
a special permit. In order to provide guidance to the Planning Board when determining
whether or not to grant a special permit, staff is proposing the following amendments to the
special permits sections of the City Code, sections 325-9 and 325-10.
• Section 325-9B.(1)(a).Special Permits-Applicability
• Replace (a) “Accessory Apartments” with “Multiple Primaries”
• Section 325-9D(1)(b)- Special Permits-Permit Review Criteria, shall be amended as
follows:
• The Planning and Development Board shall deny a special permit where it finds that a
proposed use would have a significant negative impact on traffic, parking, congestion,
environment, property values, municipal services, character of the surrounding neighborhood,
stormwater runoff, or if the use is not in line with the City Comprehensive Plan, including
considerations of occupant load, night operation, and the use of chemical, biological, or
radioactive agents expected in connection with the proposed activity, as well as failure to meet
any additional conditions in Section 325-10.
• Section 325-10C. Additional Conditions for Special Permits-(1.) “Accessory
Apartments” be replaced in its entirety with the following:
• Multiple Primary Structures. The following specific conditions shall be applicable to
all special permits for multiple primary structures:
(a) Additional primary structures should not result in a significant loss of green
space.
(b) Additional primary structures should not result in the removal of significant
trees.
(c) Property Owners applying for a special permit should have separate utilities for
multiple primary structures.
If you have any concerns or questions regarding any of this information, feel free to contact us
at 274-6410.
b) Waterfront Area and Stepback Requirement
Approval to Circulate – Alderperson Smith moved to circulate; seconded
by Alderperson Lewis. Carried unanimously.
Alderperson Smith questioned whether the stepback requirement is necessary.
He doesn’t think that there is any canyon effect.
Approved at the
June 10, 2020 PEDC Meeting
Alderperson Lewis stated there are residents who live across the inlet that have
stated their concerns.
Alderperson McGonigal also served on the Waterfront Committee. The setbacks
were closely focused on the narrow walkway in the inlet island area. He
suggested keeping the step back along Inlet Island. If it needs tweaking, the
building height could be reduced to a four-story maximum.
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325,
Entitled “Zoning” To Establish New Zoning for the Waterfront Area
ORDINANCE NO. ____
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325 of the City Code be amended as follows:
Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca,
entitled “Definitions and Word Usage”, is hereby amended to add the
following new definition:
ROW HOUSE
A residential structure composed of three or more attached modules
with shared sidewalls, the facade of each module measuring no more
than 25 feet in length. Modules within a row house may consist of a
single dwelling unit or may contain multiple vertically stacked
dwelling units. Each module must have one street-facing entry.
Section 2. Chapter 325-45.2B, Definitions for Collegetown Districts, is
hereby amended to remove the definition of “Row House”.
Section 3. Section 325-8, District Regulations, is hereby amended to change
the permitted primary uses in the Cherry, West End/Waterfront, the Market,
and the Newman Districts in order to replace townhouse with row houses in
each of these districts.
Section 4. Section 325-8, District Regulations, is hereby amended to change
the minimum front yard setback in the Cherry Street, West End/Waterfront,
the Market, and the Newman Districts to only read 5’ minimum required front
yard setback measured from the inside edge of the sidewalk.
Section 5. Section 325-8C. Additional Restrictions in the West End/
Waterfront, the Cherry Street District, the Market District, and the Newman
Districts, is hereby amended to add new subsections (5) and (6), to read as
follows:
Approved at the
June 10, 2020 PEDC Meeting
(5) Sidewalk and Tree Lawn Requirements. All new construction located
in the Cherry Street, the West End/Waterfront, the Market, or the
Newman Districts must provide a 8’ tree lawn and 5’ sidewalk along
the street frontage of the property. The Planning Board may amend
this requirement based on site conditions.
(6) Maximum Building Length. All new structures located within the
Cherry Street District and the West End/Waterfront District shall be
constructed to be no more than 100’ in length. Exceptions to
maximum building length may be granted by the Planning Board.
Section 6. Section 325-8C.(3), “Stepback Requirements” is
hereby amended to remove the stepback requirements in the
Newman and Market Districts.
Section 7. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the district
regulations chart in accordance with the amendments made
herewith.
Section 8. Severability. Severability is intended throughout and within the
provisions of this local law. If any section, subsection, sentence, clause,
phrase or portion of this local law is held to be invalid or
unconstitutional by a court of competent jurisdiction, then that decision
shall not affect the validity of the remaining portion.
Section 9. Effective date. This ordinance shall take effect immediately and
in accordance with law upon publication of notices as provided in the Ithaca
City Charter.
7) Discussion
a) Accessory Dwelling Units
Chair Murtagh’s voiced his concerns are with short-term rentals.
Director Cornish stated that short-term rentals are difficult legislation.
Alderperson McGonigal stated that in Watkins Glen they’re facing extreme
problems with young people not finding a place to rent or buy because it’s
bought up quickly by developers who rent it by the week. That may happen to
Ithaca.
Alderperson Brock’s concern is with storm water runoff. Too many a dditional
dwellings are the cause of more storm water runoff.
Director Cornish stated that South Hill has a serious problem with storm water
because of its geology and topography.
Approved at the
June 10, 2020 PEDC Meeting
Planner Phillips stated that short-term rentals are subject to three-year
inspections.
Alderperson Lewis stated that the Bell Sherman neighborhood is very similar to
South Hill.
Alderperson Fleming stated her concern of having two separate rules for the
very same thing in different neighborhoods.
Chair Murtagh asked whether we should send this on before short-term rentals
legislation is enforced. He further stated that there are so many AirBnBs in the
City which aren’t regulated. Should we tackle short-term rentals first? He asked
how long it will take to set up the regulations.
Director Cornish stated that it won’t be easy. The Town of Ithaca and Cayuga
Heights have just passed short-term rental legislation. The City should review
their legislation.
Alderperson Smith stated the majority of the committee agrees that owner
occupancy should be a requirement for short-term rentals and ADUs.
Director Cornish stated it was suggested that this should be reviewed by the
Committee of the Whole. There is a possible February date.
To: Planning and Economic Development Committee
From: Jennifer Kusznir, Senior Planner
Alexander Phillips, Planner
Date: December 6, 2019
Re: Establishment of Regulations for Accessory Dwelling Units (ADUs)
The purpose of this memo is to provide information on a proposal to e stablish regulations for developing ADUs in
the R-1 and R-2 zoning districts.
This proposal was last discussed at the February Common Council meeting. At that meeting the Common
Council discussed the following:
• Council voted to amend the proposed ordinance to include a whereas statement that
explains that the South hill Overlay District will remain in place until after a South Hill
neighborhood can be completed. The enclosed draft ordinance reflects this change.
• The proposed Council discussed an option to include a maximum size for attached
accessory dwelling units (AADU). The draft that was presented to Council stated that
AADU that do not change the exterior of the house do not have a maximum size.
Approved at the
June 10, 2020 PEDC Meeting
However, several council members Council requested that a maximum size of 40% of
the primary structure be added.
• Council also discussed the possibility of developing incentive zoning to encourage
owner occupancy. In order to encourage owner occupancy the City could waive some
of the ADU requirements in owner occupied properties, such as allowing multiple
primaries as of right without a special permit, removing the size cap for AADUs, or
eliminating the contiguous green space requirement.
If you have any concerns or questions regarding any of this information, feel free to
contact us at 274-6410.
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325,
Entitled “Zoning” In Order to Establish Regulations for the Development of
Accessory Dwelling Units
ORDINANCE NO. ____
1. WHEREAS, in 2017, the City established the South Hill Overlay District
(SHOD) in response to concerns that were raised by the South Hill
neighborhood rapid in-fill development of multiple primary structures (in
the neighborhood and the impacts on both the aesthetic qualities and the
character of the neighborhood, and
2. WHEREAS, the SHOD was intended to be a temporary measure to prevent
further development until the City could establish regulations for this
type of infill (ADUs), and
3. WHEREAS, in the interim, similar concerns about development pressure were
raised throughout the City, and
4. WHEREAS, City staff were directed to research how infill
(ADUs)development is regulated in other municipalities, and
5. WHEREAS, Planning Staff spent several months researching other
communities and developing proposals to encourage the development of
accessory dwelling units (ADUs) that would protect neighborhoods while
allowing for housing options that could provide property owners with
additional income, and
6. WHEREAS, on August 29, 2019, a community meeting was held, with
approximately 70 people in attendance, who offered opinions on options to
allow the development of appropriate ADUs, and
7. WHEREAS, and staff has considered feedback from the public, the Common
Council, and other communities and has developed a set of regulations
allowing property owners to develop ADUs, where appropriate, and the
Approved at the
June 10, 2020 PEDC Meeting
means to protect neighborhoods from the negative impacts of over
development, and
8. WHEREAS, this ordinance does not repeal the South Hill Overlay District,
which shall remain in place until the South Hill Plan is completed, now
therefore be it
ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325, Zoning, be amended as follows:
Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca,
entitled “Definitions and Word Usage”, is hereby amended to add the
following new definitions:
Accessory Dwelling Unit (ADU)— A second dwelling unit located in the
rear or side yard on a lot with any one-family dwelling in R-1 and CR-1
zoning districts, or in any one-family dwelling or two-family dwelling in R-
2 and CR-2 zoning districts (see Section 2.-F.3d). The second unit is
created secondary to and is always smaller than the primary one-family
dwelling. The unit includes its own independent habitable space including
provision for sleeping, cooking, and sanitation, and is designed to be
occupied by an individual or a family, plus not more than one unrelated
occupant, independent of the primary dwelling unit.
1. Attached Accessory Dwelling Unit (AADU) – A room or set of rooms,
basement, or any other space that is located within a primary
structure but is established as a separate dwelling unit. AADUs may be
occupied by an individual or a family, plus not more than one unrelated
occupant.
2. Detached Accessory Dwelling Unit (DADU) – A separate dwelling unit
that is constructed on a single-family lot that is not connected to the
primary structure. DADUs may be occupied by an individual or a family,
plus not more than one unrelated occupant.
3. Out Building Conversion - A separate dwelling unit that is converted
from an existing garage, carriage house, or other accessory structure.
Out Building Conversion’s may be occupied by an individual or a family,
plus not more than one unrelated occupant.
Contiguous Green Space - Green Space on a lot that is uninterrupted
by structures or paved surfaces. Contiguous green space must be at
least 15’ in width.
Section 2. Chapter 325-8 of the Municipal Code of the City of Ithaca,
entitled “District Regulations”, is hereby amended to add a new section F,
entitled “Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning
Districts”, to read as follows:
F. Additional Restrictions in the R-1, R-2, CR-1, and CR-2 Zoning
Districts.
Approved at the
June 10, 2020 PEDC Meeting
(1) Intent. This section authorizes the installation of accessory
dwelling units in the R-1, R-2, CR-1, and CR-2 districts. The
purpose and intent of permitting accessory dwelling units is:
(a) To provide homeowners, especially those of low and
moderate income, with a means of obtaining through rental
income, companionship, security and services and thereby
to enable them to stay more comfortably in homes and
neighborhoods they might be forced to leave.
(b) To add inexpensive rental units to the housing stock to
meet the needs of smaller households, both young and old.
(c) To make housing units available to low- and moderate-
income households who might otherwise have difficulty
finding homes within the City.
(d) To develop housing units in family neighborhoods that are
appropriate for households at a variety of stages in the
lifecycle, thereby lessening fluctuations in neighborhood
demand for services.
(e) To preserve and allow more efficient use of the City’s
existing stock of dwellings while ensuring healthy and
safe living environments.
(f) To allow for the creation of additional housing, while
minimizing impacts to surrounding properties.
(2) General Restrictions.
(a) In the R-1, R-2, CR-1, and CR-2 Zoning Districts, only one
primary structure is permitted as of right, the Planning
Board may grant multiple primary structures by special
permit.
(3) Additional Requirements for Accessory Dwelling Units
(a) All Accessory Dwelling Units that have any exterior
changes to existing structures or any new ADUs that are
new construction are subject to site plan review.
(b) Number of Accessory Dwelling Units. Only one accessory
dwelling unit, attached or detached, is permitted on a
lot.
(c) Parking. No additional parking is required for accessory
dwelling units.
(d) Location. Accessory Dwelling Units may be located on any
lot in the CR-1 or R-1 zoning district that contains a
one-family dwelling and on any lot in the CR-2 and R-2
zoning district that contains a one- or two-family
dwelling. ADUs are permitted in any side or rear yard but
not in the required front yard. Corner Lots shall be
considered to have two front yards.
(e) Additional Requirements for Detached ADUs.
[1] Notwithstanding any other requirements of this
section, Setbacks for ADUs are consistent with
existing zoning setbacks for primary structures
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June 10, 2020 PEDC Meeting
[2] A DADU may not be placed less than 5 feet from the
primary structure.
[3] ADUs are not subject to the maximum lot coverage
requirement, however, properties with ADUs are
required to maintain 35% contiguous green space.
.
(f) Number of Residents. Accessory Dwelling Units may be
occupied by an individual or a family, plus not more than
one unrelated occupant.
(g) Appearance of Accessory Dwelling Units. Accessory Dwelling
Units should not disrupt the overall architectural
character of the neighborhood. A similar architectural
style and roof pitch should connect the primary structure
to the accessory dwelling unit.
[1] Location of Entrances. New or additional front
entrances are discouraged, but in any event must be
compatible with the architectural style of the
existing structure. Detached accessory dwelling
units (DADU) are exempt from this standard.
(h) Size Allowances.
[1] Detached Accessory Dwelling Units- The maximum size
of a DADU may be no more than 75% of the habitable
area of the primary structure or 800 square feet,
whichever is less.
[2] Attached Accessory Dwelling Units- The maximum size
of an AADU that is added onto the existing structure
may be no more than 33.3% of the habitable area of
the primary structure. AADUs which do not change
the exterior appearance of the primary structure
have no maximum size limit.
[3] Out Building Conversion- Outbuilding conversions are
exempt from all area requirements, including maximum
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June 10, 2020 PEDC Meeting
lot coverage requirements, minimum green space
requirements, and any setback requirements.
Section 3. Chapter 325-10 of the Municipal Code of the City of Ithaca,
entitled “Accessory Apartments”, is hereby deleted in its entirety.
Section 4. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the district
regulations chart in accordance with the amendments made
herewith.
Section 5. Severability. Severability is intended throughout and within the
provisions of this local law. If any section, subsection, sentence, clause,
phrase or portion of this local law is held to be invalid or
unconstitutional by a court of competent jurisdiction, then that decision
shall not affect the validity of the remaining portion.
Section 6. Effective date. This ordinance shall take effect immediately and
in accordance with law upon publication of notices as provided in the Ithaca
City Charter.
a) 2020 Planning Department Work Program
Director Cornish asked that the work program be reviewed and let staff know
which neighborhood plan to work on next.
8) Review and Approval of Minutes
a) December 2019 – minutes were not ready to be acted on
9) Adjournment
Moved by Alderperson Smith; seconded by Alderperson Lewis. Carried
unanimously. The meeting was adjourned at 8:50 p.m.