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PWC Agenda 2022-08-16 and Packet
AGENDA PUBLIC WORKS COMMITTEE August 16, 2022, 9:00 a.m. ZOOM Meeting: https://us06web.zoom.us/j/81695207215 1. Approval of Minutes a. July 16, 2022 2. Member Comments/Concerns a. Consider Modifications to Agenda 3. Continued Discussion Regarding PWF Fuel Station - Slater 4. PWD Land Acquisition Appraisal - Slater 5. Project Updates 6. Possible Executive Session Future Agenda Items: • Draft Road Closure Policy and Procedure • Water & Sewer Units • Discussion of Public Works Facility Survey – Howe • Conversation about Rates for Utility Customers that are on Private Water Wells but Connected to the Public Sanitary Sewer System. • Walnut Street and Belle Sherman easement from Homeowners Association? • Ribbon Cutting Events (Saunders Park and Forest Home Walkway) – Howe TOWN OF ITHACA PUBLIC WORKS COMMITTEE July 19, 2022, 9:00 a.m. Board and Staff Present: Rod Howe, Rich DePaolo, Rob Rosen, Joe Slater, Dan Thaete, Judy Drake, Dave O’Shea, Donna Shaw, Paulette Rosa, Justin McNeal, Gregg Weatherby, Marty Moseley, Steve Riddle, Sue Ritter, Chris Balestra Guests: Josh Thomas and Scott Nostrand of Barton & Loguidice; Jamie Gensel of Fagan Engineering; Patrick Braga of Visum Development 1. Approval of Minutes: Minutes were approved from 6/21/22 with a few grammatical changes for clarity, moved by a motion from Mr. DePaolo, seconded by Mr. Rosen. Carried. 2. Member Comments / Concerns: Mr. Rosen raised the issue of nighttime glare from the new streetlights from a resident. a. Consider Modifications to the agenda: None 3. PWF Fuel Station Presentation by Barton & Loguidice: Mr. Thaete explained that the town hired Barton & Loguidice as a Consultant to review and design a new fuel station at the Public Works facility to be constructed in 2023, as the current system has reached its life expectancy. Josh Thomas and Scott Nostrand from Barton & Loguidice presented their findings based on three location options provided to them. They reviewed fuel consumption, deliveries, and emergency consumption needs and determined that the current size of 3,000 gallons of gasoline is sufficient to provide a six-day emergency reserve. However, diesel fuel storage would need to be at a capacity of 5,000 gallons to maintain a two-day emergency reserve. They gave a comparison of an aboveground storage tank vs. an underground system and the regulatory requirements for both. They recommended an underground storage system at Location 1 as the cost is lower due to regulatory requirements, more flexibility, achieves town code, and the footprint is smaller and/or requires less containment space. Mr. Thaete referenced the unofficial PWF Master Plan and explained his department’s concerns and preferences for each location. Location 1 is the preference. Mr. Howe questioned the underground storage tank’s certified operator requirement. Mr. Howe is in favor or moving forward. Mr. DePaolo asked about the life expectancy of an underground storage tank to which Mr. Thomas replied that insurance companies require replacement every 30 years. Mr. DePaolo asked if screening can be placed at Location 1 to keep the system from being overly conspicuous to which Mr. Thomas replied that the system is 16’ tall and that screenings can be placed. Mr. Rosen prefers the underground system and the location. Mr. Howe asked about removal of the old system. Mr. Norstrand explained that a site assessment is conducted for proper disposition, which includes removal of any contaminated soil and cleaning/disposal of the tank, that is built into the cost. Mr. DePaolo confirmed that a 5,000-gallon tank for gasoline would be an additional $20,000. It was confirmed that the town is considered an emergency management center and sizing of the tanks is based on a two-day emergency consumption requirement. Mr. DePaolo asked if lighting on the fuel system would be in excess, given there is lighting on the PW facility. The Committee will discuss the topic further. Attached is the presentation: Public Works Committee Slides.pdf 4. Visum Development’s Strawberry Hill Greenways Project - Thaete Mr. Thaete gave some background of concerns regarding the future dedication of the project’s infrastructure, utilities, and open space and explained that the purpose of the meeting today is to discuss potential dedication of these items as the towns willingness to accept dedication would potentially impact the layout of the development. Mr. Gensel of Fagan Engineering shared a map of the proposed cluster subdivision of 52 single-family residences. He outlined actions that would be required by the Town Board for development of the site such as: right-of-way (ROW) width (50’ vs. 60’), existing road discontinuance, new roadway(s) layout, sanitary sewer and public water, stormwater management, green open space, and road extension into the city of Ithaca. Mr. Thaete expressed concern that a 50’ ROW, in this case, may not allow enough room for required clearances for utility easements and does not provide room for on-street parking. Mr. Howe and Mr. DePaolo are comfortable with a 50-foot ROW if everything can be accommodated. Mr. DePaolo asked what body determines that Town Subdivision Regulations, Section 234-23-B can be deviated from, to which Mr. Thaete replied that Engineering would make a recommendation to the Planning Board for approval. Mr. Rosen prefers the 60’ ROW for on-street parking. Discussion was held regarding lot lines, setback laws, grading/stormwater considerations, mountable curbs and/or gutters. Town staff indicated the minimum road layout shall be as constructed within the existing Strawberry Hill Circle 23-foot wide pavement section with 2.5’ wide mountable curbing on each side. This is the minimal standard appropriate for on street parking in this development. The issue of space for on-street parking will be discussed further. Regarding discontinuance of an existing portion of Strawberry Hill Circle, Mr. Thaete explained that he spoke with the Town’s attorney and this would be classified as a ‘discontinuance.’ The biggest hurdle is that the developer would need a petition from all adjoining property owners stating that they are in concurrence with the discontinuance, prior to the Town taking further actions in this regard. Discussion was held regarding meeting 280-A requirements for connectivity of the new alignment of Strawberry Hill Circle to the existing condo complex and the possibility of a variance being needed. Regarding new roadways, Mr. Howe asked if the city has been contacted regarding extending west onto a city-owned parcel to connect Eastwood Ave., to which Mr. Gensel replied that it still needs to go through the Planning Boad process and stated that some neighbors are concerned about additional traffic. He stated that once the project gets through the Town’s Planning Board it will get sent to the city as an “involved agency”. Ms. Ritter expressed that she wants more confidence that the city will not raise roadblocks for this piece before submitting to the Town’s Planning Board. She suggested working with City’s Engineering Dept. and Planning Board to obtain written concurrence from the city. Discussion was held regarding a one-way road creating issues with snowplow operations and the need for an additional hammer head turnaround. The Town is not in favor of this concept. Mr. Howe stated that the town wants to see a connection between Strawberry Hill Circle and the development at lot 22 on the east side and strongly encourages the applicant to work with INHS. Regarding public water, Mr. Thaete verified that the watermain is looped and should be installed in its entirety, no phasing of water is allowed. Regarding sanitary sewer, Mr. Thaete identified that he would need to see the City’s concurrence with receiving sewer and a divisional sewer meter would need to be installed. Mr. Weatherby stated that bioretention area #4 is not within Bolton Points easement, but close. Lots #43 and #44 show fill overtop of Bolton Points existing easement, which is unacceptable. Regarding stormwater management, Mr. Howe and Mr. DePaolo expressed concern about how the bio-retention would be considered usable green space, to which Mr. Gensel replied that it is intended as passive green space. Mr. Braga highlighted that there is some usable open space at the southern portion. Mr. DePaolo asked what the usable open space requirements are for subdivisions. Ms. Ritter questioned if the town would be willing to take over the green space that is being used for bio-retention and referenced Section 234-22 Reservation of Park Land or Recreation of the Town Law. The Committee expressed that the proposed concept is in a preliminary stage and further discussion is needed. 5. Upcoming Events - Howe Mr. Howe announced that there will be an informal ribbon cutting ceremonies for the Forest Home Walkway and an event for the opening of Saunders Park, when appropriate. 6. Project Updates • Sewer Rehabilitation Project has been awarded and will be starting soon. • Ridgecrest Watermain Project is bidding. • Roof Replacement Project on pump stations is almost complete. • King Road Watermain Project is delayed approximately one week. • Forest Home Walkway railing should be delivered soon. • Forest Home Crosswalk will be done immediately after the railing is installed. • Green Building RFP is in progress. • Forest Home Pump Station design is behind schedule due to issues with consultant responsiveness. • First round of paving has been completed. • Saunders Park is almost complete. • Streetlight Conversion Project is underway and almost complete. There are several requests from residents for removal or replacements. Mr. Rosen asked if there are guidelines regarding light spill in residential areas. Mr. Slater will speak with the contractor and report back to the Committee. Mr. Howe reminded the Committee that the lights can be dimmed once the system is in place. 7. Other: Mr. Howe reported that the Bostwick Road Cemetery will be surveyed. Mr. Howe questioned the town’s cell phone reception. Mr. Thaete explained that the Public Works facility requires a booster to receive good signal. The meeting was adjourned at 10:48 a.m. Our next meeting is scheduled for 8/16/22. lvp Public Works Facility Fueling Station Design Project TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 July 2022 Joshua R. Thomas, I.E.Staff Engineer, Assistant Project Manager Scott D. Nostrand, P.E. Senior Vice President, Engineer of Record Barton&]oguidice The ExperiencetoListen.The Power to Solve. t; ' I.Existing fueling station installed 1994: I.Dual compartment 3,000 gallon gasoline,3,000 gallon diesel fuel. II.Steel containment system deteriorating. III. One dispenser. II. Objective: I.Prepare 3 preliminary design options for anew fueling system. II.Dual fueling capability. III. Canopy option. Background TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Barton&Igguidice ▪Data reviewed: •Fuel usage by year 2016 thru 2021 •Fuel usage by month June 2021 thruJune 2022 •All fuel deliveries between June 2021and June 2022 •Emergency fuel consumption needs Fleet Fuel Usage Review & Tank SizeRecommendation TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Emergency Duration (days) Gasoline Needed (gallons) Diesel Fuel Needed (gallons) 2 290 1,810 4 580 3,620 6 870 5,430 Recommendation: 3,000 gallon gasoline -sufficient capacity to supply fuel inemergency situation up to 6 days based on average remaining fuel in tank before deliveries 5,000 gallon diesel fuel -existing tank capacity of 3,000gallons is sufficient to maintain dailyfacility operations; however,emergency fuel consumption necessary for 2-day reserve requires 5,000 gallon capacity Barton&Igguidice Aboveground Storage Tank (AST) vs. Underground StorageTank (UST) System Comparison TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 6 NYCRR Part 613, 40 CFR Part 112 AST Components: •Delivery Vehicle Transfer Containment •Remote Fill Station and Aboveground Piping •Aboveground Tank Pad and Tanks/Catwalk •Tank Perimeter Security Fencing •Remote Fuel Island w/ optional canopy Spill Prevention Control and Countermeasure(SPCC) Plan ($6,000 – 5 year plan): •Prepare and implement for aboveground petroleum bulk storage •55 gallons and larger Barton&Joguidice TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Barton&Joguidice Aboveground Storage Tank (AST) vs. Underground StorageTank (UST) System Comparison TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 6 NYCRR Part 613, 40 CFR Part 280 UST Components: •Delivery Vehicle Transfer Containment •Remote Fill Station and Aboveground Piping •Aboveground Tank Pad and Tanks/Catwalk •Tank Perimeter Security Fencing •Fuel Island w/ optional canopy Spill Prevention Control and Countermeasure (SPCC) Plan Additional Monitoring Requirements ($4,500 – 3 years): •Weekly monitoring of leak detection systems •Annual line leak detection testing •Requires certified class A/B UST operator •Spill bucket and containment sump testing every 3 years Barton&Joguidice TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Barton&Igguidice TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Aboveground Storage Tank (AST) Layouts Location 1: $1,199,400 Location 2: $1,160,800 Location 3: 1,149,100 Barton&Joguidice ii •46TALKNorm © '> £1 K•• $i - / TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Underground Storage Tank (UST) Layouts Location 1: $712,500 Location 2: $761,000 Location 3: $791,000 Barton&Joguidice II 4«TRUENORTH ( COHOKIE BLOCK 3W«NG “iX'S'S5 :NJm 0M'ikmk3m,a ;ag-lt^s V/>/// t \\\0'Im«\\.' \%\ \\\2 -03-7cr.3 5-T «T fr-&& / Code Review TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Key Findings: Low Density Residential (LDR) Bulk & Dimensional Requirements: •Building set-back for canopy appears achievable for proposed locations. Stream setbacks do not appear to interfere with proposed locations. Lighting requirements can be met with or without canopy option. Approvals, Plans, and Permitting: •General: building permit, certificate of compliance (canopy option). •Deposit and removal of fill: approval by Director of Public Works or Special permit will be required based on removal and fill quantities, distance near a wetland. •Stormwater and erosion: implementation of a Stormwater Pollution Prevention Plan (SWPPP). •Max building area: area variance. Barton&Joguidice The ExperiencetoListen.The Power to Solve. TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Location 1 Location 2 Location 3 Accessibility √√ Security/Tamper Resistance √√ Site Lighting √√√ Canopy Impacts √√√ Location Characteristics Topography and Constructability √ Permitting Requirements/ Environmental Impacts √√ Local Zoning Requirements √√√ Price √ AST Evaluation Location 1: 4 Location 2: 7 Location 3: 6 TOWN OF ITHACA PUBLIC WORKS FACILITY, 114 SEVEN MILE DR, ITHACA, NY 14850 Location 1 Location 2 Location 3 Accessibility √√√ Security/Tamper Resistance √√ Site Lighting √√√ Canopy Impacts √√√ Location Characteristics Topography and Constructability √ Permitting Requirements/ Environmental Impacts √√√ Local Zoning Requirements √√√ Price √ UST Evaluation Location 1: 7 Location 2: 7 Location 3: 5 bartonandloguidice.com Conclusion The Town should select UST fueling system at location 1: •lowest cost option •minimizes disturbance to existing site operations •achieves town code •to be designed for minimal impact to wetland area Limitations: -single lane fueling (to avoid wetland impact) Barton&Joguidice The ExperiencetoListen.The Power to Solve. n ENVIRONMENTAL SOLID WASTE FACILITIESASSETMANAGEMENT TRANSPORTATION WATER RESOURCESLANDSURVEYING SUSTAINABLE PLANNING &DESIGN APPRAISAL REPORT SHELDRAKE PARCEL (7.98 ACRES) SEVEN MILE DRIVE TOWN OF ITHACA P/O TAX PARCEL #33.-2-7.2 TOMPKINS COUNTY,NEW YORK MADE FOR: Rod Howe Supervisor Town of Ithaca 215 North Tioga Street Ithaca,New York 14850 PREPARED BY: Kenneth V.Gardner II NORTH EAST APPRAISALS &MANAGEMENT CO.,INC. 95 Hungerford Road Ithaca,New York 14850 (607)272-9500 DATE OF VALUATION: July 10,2022 p-**north eastVAappraisals y <S MANAGEMENT CO.INC north eastappraisals &MANAGEMENT CO.INC July 15,2022 Rod Howe Supervisor Town of Ithaca 215 North Tioga Street Ithaca,New York 14850 Appraisal Report -Proposed Sheldrake Parcel Acquisition,Seven Mile Drive,Town of Ithaca. Tompkins County,New York RE: Dear Mr.Howe: In accordance with your request,I have made an appraisal of the above referenced property which includes a total land area of 7.98 acres with 363’of frontage on the westerly side of Seven Mile Drive adjoining the Town of Ithaca Public Works Facility.The property includes both wooded and open acreage and is part of a much larger parcel.The property is owned by George Sheldrake and can be further identified as part of Town of Ithaca Tax Parcel #33.-2-7.2. The objective of this assignment is to estimate the market value of the subject property as of the date of valuation.This report will be utilized by the Town of Ithaca to assist in negotiating the potential purchase of this parcel.The following appraisal report presents summary discussions of the data,reasoning and analysis developed as part of the appraisal process supporting the opinion of market value.I have personally inspected the subject property and I have made a careful investigation of matters pertinent to the estimate of market value. Based on my analysis,it is my opinion that the market value of the subject property as of July 10,2022 was: NINETY SIX THOUSAND DOLLARS ($96,000) 95 Hungerford Road Ithaca,NY 14850 (607)272-9500 nea9500@earthlink.net Page 2 Rod Howe July 15,2022 This appraisal is subject to the Assumptions and Limiting Conditions set forth on the following pages. Attached is my appraisal report. Very truly yours, NORTH EAST APPRAISALS &MANAGEMENT CO.,INC. Kenneth V.Gardner II,President Certified General Real Estate Appraiser N.Y.S.ID #46000006334 KVG/vcg Attachment north eastappraisals &MANAGEMENT CO.INC TABLE OF CONTENTS PAGE Certification of the Appraiser Underlying Assumptions and Limiting Conditions Summary of Salient Facts and Important Conclusions Identification of the Subject Property 1 Objective and Intended Use of the Appraisal 1 Assignment Conditions,Limitations &Extraordinary Assumptions 1 2PropertyRightsAppraised 2AppraisalProcess Scope of Work 3 Definition of Market Value 3 4AreaAnalysis 6DescriptionoftheMarketArea Description of the Subject Property 6 6AssessmentandTaxes 12Zoning 12OwnershipandSalesHistory 12SpecialRiskFactors 12HighestandBestUseAnalysis 13MarketingPeriodandExposureTime 13MethodsofValuation Sales Comparison Approach 13 21FinalValueConclusionandSummary 22Addenda p—i north eastrAappraisals J &MANAGEMENT CO.INC. CERTIFICATION I,THE UNDERSIGNED,DO HEREBY CERTIFY THAT: I have no interest,either present or contemplated,in the subject property; I have no personal bias with respect to the subject matter of this appraisal report or the parties involved; I have personally inspected the property appraised herein; I have personally prepared the analysis,conclusions and opinions concerning real estate that are set forth in this appraisal unless otherwise stated; The statements contained in this report and upon which the opinions are based are true and correct to the best of my knowledge and belief; All limiting conditions imposed by the terms of my assignment or by the undersigned which affect the analyses,opinion and conclusions in this report are contained herein; Employment in and compensation for making this appraisal are in no way contingent upon a requested minimum valuation,a specific valuation or the approval of a loan. To the best of my knowledge and belief,the reported analyses,opinions and conclusions were developed,and this report has been prepared,in conformity with the Code of Professional Ethics and Standards of Valuation Practice of the Appraisal Institute,and the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. The appraiser is competent to undertake the appraisal assignment that is the subject of this report based on his achievement of voluntary certification as General Real Estate Appraiser with the State of New York and his previous experience in valuing similar properties. Unless otherwise disclosed within the Competency Statement section of this report I have performed no appraisal or consulting services in connection with the subject property within 5 years preceding the acceptance of this assignment. Kenneth V.Gardner II Certified General R.E.Appraiser N.Y.S.ID #46000006334 north eastappraisals &MANAGEMENT CO.INC. UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS This appraisal report has been made with the following assumptions and limiting conditions. It is assumed that the legal description as obtained from public records is correct.No responsibility is assumed for matters legal in nature,and title to the property is assumed to be good and marketable unless otherwise stated. 1. 2.Unless otherwise stated,the property is appraised free and clear of any or all liens or encumbrances. 3.The information furnished by others is believed to be reliable but I assume no responsibility for its accuracy.Responsible ownership and competent property management is the basis for making stabilized projections and estimating market value. 4.The plot plans and exhibits in this report are included only to assist the reader in visualizing the property.I have made no engineering survey of the property. 5.Observed condition of the foundation,roof,exterior walls,interior walls,floors,heating system,plumbing,insulation,electrical service,and all mechanicals and construction is based on a reasonable inspection unless otherwise stated.The appraiser is not a licensed building inspector.The structures and mechanicals were not checked for building code violations,and it is assumed that all buildings meet applicable building codes unless so stated in report. 6.Some items such as conditions behind walls,above ceilings,behind locked doors,or under the ground are not readily apparent nor easily accessible and therefore were not inspected. The existence of insulation,if any,was determined based on conversations with others and/or circumstantial evidence.Since it is not exposed to view,the accuracy of any statements about insulation cannot be guaranteed. Wells and septic systems,if any,are assumed to be in good working condition and/or sufficient size and capacity for the stated highest and best use unless otherwise stated. 7. It is assumed that all applicable zoning and use regulations and restrictions have been complied with,unless a non-conformity has been stated,defined,and considered in the appraisal report.Information and analysis shown in this report concerning these items are based on a reasonable investigation,but any significant question should be addressed to local zoning or land use officials and/or an attorney. 8. 9.Possession of this report or a copy thereof does not carry with it the right of publication nor may it be used for any purpose by anyone but the client without the previous written consent of the appraiser and the client,then only with proper qualification. north eastappraisals &MANAGEMENT CO.INC. 10.The appraiser herein by reason of this appraisal is not required to give future consultation, testimony,or be in attendance in court with reference to the property in question unless arrangements have been previously made therefore. 11.The distribution,if any,of the total valuation in this report between land and improvements applies only under the stated program of utilization.The separate valuations for land and buildings must not be used in conjunction with other appraisals and are invalid if so used. 12.Unless otherwise stated,personal property has not been included in this report. 13.Disclosure of the contents of this report is governed by the By-Laws and Regulations of the Appraisal Institute.Neither all nor any part of the contents of this report (especially any conclusions as to value,the identity of the appraiser or the firm with which he is connected, or any reference to the Appraisal Institute)shall be disseminated to the public through advertising,public relations,news,sales or other media without the prior written consent and approval of the author and client. 14.The value estimated in this report is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions unless otherwise stated.The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions.It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous materials and environmental conditions on or around the property that would negatively affect its value. 15.The appraiser is not qualified to judge whether the property complies with laws such as the Americans with Disabilities Act of 1990,Clean Air Act of 1990,Clean Water Act, Endangered Species Act,etc.or any subsequent revisions to any of these laws.Employee health and safety concerns as per the Occupational Safety &Health Administration (OSHA) are also assumed to be in compliance with current regulations and standards unless specifically addressed in this report. north eastappraisals &MANAGEMENT CO.INC SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS OWNER:George Sheldrake Seven Mile Drive,Town of Ithaca, Tompkins County,New YorkLOCATION: Residential/Recreational Development AcreageTYPEOFPROPERTY: 7.98 AcresLANDAREA: NoneBUILDINGIMPROVEMENTS: All Public Services Available at Road FrontageLANDIMPROVEMENTS: Fee SimplePROPERTYRIGHTSAPPRAISED: July 10,2022DATEOFINSPECTION: July 10,2022DATEOFVALUATION: July 2022REPORTPREPARATION: VALUE ESTIMATES VIA: Not ApplicableVIACOSTAPPROACH: VIA SALES COMPARISON APPROACH:$96,000 Not ApplicableVIAINCOMEAPPROACH: $96,000FINALMARKETVALUEESTIMATE: r—I north eastrjappraisals &MANAGEMENT CO.INC. 1 IDENTIFICATION OF THE SUBJECT PROPERTY The subject property includes a total land area of 7.98 acres located on the westerly side of Seven Mile Drive,a short distance north of its intersection with Elmira Road in the Town of Ithaca, Tompkins County,New York.The property is a portion of a much larger tax parcel.The boundaries of the parcel are defined on the map provided for this assignment.A survey of the property was not available.The property is currently owned by George Sheldrake and can be further identified as a portion of Town of Ithaca Tax Parcel #33.-2-7.2. OBJECTIVE AND INTENDED USE OF THE APPRAISAL The objective of this appraisal is to estimate the market value of the subject property as of the date of valuation.This report is being prepared at the request of the Town of Ithaca and will be utilized to provide pertinent information to assist in the negotiations for the potential acquisition of the property. ASSIGNMENT CONDITIONS.LIMITATIONS &EXTRAORDINARY ASSUMPTIONS In accordance with USPAP Standards Rule 2-1 (c)and 2-2 (d)(x),the appraiser must disclose conditions,limitations or assumptions that may influence the assignment results.Any restrictions or limitations imposed by the client or resulting from the nature of the assignment may also affect the assignment results.Any conditions,limitations or assumptions that may affect the appraisal analysis and/or value conclusion either by prior agreement with the client, situation unique to the property being appraised or practical considerations are set forth below. Understanding these conditions,limitations or assumptions is essential to avoid misleading conclusions and to insure a credible appraisal analysis. Restrictions or Limitations Imposed by the Client and/or Assignment -None Extraordinary Assumptions Defined -An assumption directly related to a specific assignment which if found to be false could alter the appraiser’s opinions or conclusions.Extraordinary assumptions presume as fact otherwise on certain information about physical,legal or economic characteristics of the subject property;or about conditions external to the property,such as market conditions or trends;or about the integrity of the data used in the analysis.An extraordinary assumption may be used in an appraisal only if it is required to properly develop credible opinions and conclusions;there is a reasonable basis for the extraordinary assumption;and the use of the extraordinary assumption results in a credible analysis.Extraordinary Assumptions Required for This Assignment -None. Hypothetical Conditions Defined -That which is contrary to what exists but is supposed for the purpose of analysis.Hypothetical conditions assume conditions contrary to known facts about physical, legal or economic characteristics of the subject property;or about conditions external to the property, such as market conditions or trends;or about the integrity of the data used in the analysis.A hypothetical condition may be used in an assignment only if the use of the hypothetical condition is clearly required for legal purposes,for the purpose of reasonable analysis,or for the purpose of comparison;and the use of the hypothetical condition results in a credible analysis.Hypothetical Conditions Required for This Assignment -None r-i north eastVAappraisals &MANAGEMENT CO.INC. 2 COMPETENCY STATEMENT Prior to accepting this appraisal assignment,the appraiser was informed by the intended user as to the nature of the subject property,its location and the scope of the work required for the appraisal assignment.Based on the appraiser’s understanding of the appraisal problem,it was determined that the appraiser has the knowledge and experience to complete this assignment competently.Reference is made to the appraiser’s qualifications included in the Addenda of this report.No previous appraisal reports were prepared for this property within 5 years of the date of valuation. PROPERTY RIGHTS APPRAISED This appraisal estimates the market value of the fee simple interest assuming all rights of ownership normally conveyed with no liens or encumbrances on the future use of the property. APPRAISAL PROCESS The market value of the subject property will be estimated in this appraisal.In estimating value of any commodity in the open marketplace,supply and demand must be considered.Value is attributed to the interaction between demand and supply.A differentiation is made between economic price and appraised value.The primary consideration of the difference is that of imperfection.A strictly economic analysis of price and value are synonymous because the assumption is made of perfect market conditions and competition.In any appraisal analysis,the realization is made that there is a substantial amount of market imperfection.This may produce a disparity between value and price.Another basic component of market or appraised value is productivity.More specifically,value is the present worth of anticipated future benefits from the real estate asset.This best reflects income producing property.Value in exchange is another facet or component of market value that is contingent upon certain conditions.These conditions are outlined as follows: 1)There must be informed buyers and sellers involved in the transaction. 2)The buyers and sellers must be relatively free or independent of common interest. 3)All behavior in the transaction must be rational.Satisfaction must generally be maximized. 4)Time lags must be recognized to take into account changes in market conditions. 5)The most obvious utilization of highest and best use at the time of the sale must be recognized. 6)Objectivity by the investor is essential. In this appraisal analysis,the three standard approaches to value have been considered.These include the Cost Approach,Sales Comparison Approach and Income Approach.The application and relevance of each of these approaches to value will be discussed later in this report.Basednorth eastappraisals &MANAGEMENT CO.INC. 3 on the indicators of value provided by the applicable valuation techniques,the final conclusion of value is based on the reconciliation of the applicable approaches to value dependent upon the strength and/or weakness of each approach. SCOPE OF WORK The scope of work for this assignment is the type and extent of the research and analysis performed to complete this appraisal. Property Inspection The subject property includes a total of 7.98 acres of residential/recreational development acreage that is part of a larger parcel.An inspection of the subject property was conducted by the appraiser.Photographs depicting the property were taken at that time.Please refer to the Underlying Assumptions and Limiting Conditions of the appraisal concerning the limitations of a property inspection. Market Investigation and Data Researched General information concerning the area from which the subject property is located has been compiled from numerous sources including real estate professionals and municipal employees, published data and personal observations.Comparable sales and/or rental data used in this appraisal represents the best comparable and verifiable data known to be available in the market. Primary collection sources are the offices of North East Appraisals &Management Co.,Inc.,the Board of Realtor Multiple Listing Service,Assessors and several website databases.Data is confirmed by primary and/or secondary sources including but not limited to parties of the transaction,deeds,municipal records,lenders,brokers and other sources.Information provided by others is believed to be reliable and is corroborated to the extent possible. Appraisal Analysis This appraisal report is made specifically for the use of the Town of Ithaca.The appraisal analysis performed for this report is intended to meet or exceed the standards of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice.The market data compiled for this assignment has been analyzed in accordance with the objectives of the Uniform Standards of Professional Appraisal Practice to arrive at credible conclusions and estimates of value. DEFINITION OF MARKET VALUE Market value can be defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale,the buyer and seller each acting prudently and knowledgeably,and assuming the price is not affected by undue stimulus.Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:1)buyer and seller are typically motivated;2)both parties are well informed or well advised,and each acting in what he/she considers his/her own best interest;3)a reasonable time is allowed for exposure in the open market;4)payment is made in terms of cash in U.S.dollars or in terms of financial arrangements comparable thereto;and 5)the price represents the normal consideration for the r-i north eastrAappraisals &MANAGEMENT CO.INC. 4 property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Source:Appraisal Institute,The Dictionary of Real Estate Appraisal,Sixth Edition (Chicago:Appraisal Institute 2015)141. AREA ANALYSIS The subject property is located in the Town of Ithaca approximately 2 miles southwest of the City of Ithaca. The City of Ithaca is centrally located in Tompkins County.It is the county seat and main business center of the area.The topography is generally rolling hills,which descends to the Cayuga Lake Basin where the City of Ithaca is situated.Ithaca is 55 miles southwest of Syracuse,90 miles southeast of Rochester,35 miles north of Elmira and 50 miles northwest of Binghamton. Tompkins County had a 2020 population of approximately 101,058 which represents a .5% decline over its 2010 population.The population of the City of Ithaca has increased approximately 7.0%during that same period and is currently at approximately 32,100 people. During the last decade,the largest increase in population occurred in the Town of Ithaca. Three of the largest employers in Tompkins County include Cornell University,Ithaca City School District and Ithaca College.This base of employment in education provides stability to the local economy.The largest industrial employer is Borg Warner Automotive,Inc.producing timing and transmission chains.Other local major employers include Cayuga Medical Center, Tompkins County and Wegmans.Tompkins County has consistently benefited from an unemployment rate ranking among the lowest in the state. There are excellent educational facilities in the area headed by Cornell University with a student population of approximately 23,600,including graduate students.Ithaca College has a student population of approximately 5,900.Both are four year co-educational institutions.Tompkins Cortland Community College (TC3),located in Dryden is a two year college with approximately 5,000 full and part time students.In addition,the Ithaca City School District is a member of the Associated Public School System,a select group of about 300 top secondary schools in the US. Principal highways are New York State Route 13,which runs from Cortland through Ithaca to Elmira,and New York State Routes 34,89 and 96,which run north and south through the county.New York State Route 79 runs east and west through the county.Ithaca is also located on the New York State Barge Canal System via Cayuga Lake. Cultural and recreational facilities are provided through active community organizations,as well as through Cornell University and Ithaca College.Other recreational facilities are available through various public marinas,as well as Allen H.Treman State Marina,Stewart Park,Cass Park.Robert H.Treman State Park,Buttermilk Falls State Park,Taughannock Fall State Park in the Town of Ulysses and the Connecticut Hill Wildlife Area,etc. north eastappraisals &MANAGEMENT CO.INC. 5 6 DESCRIPTION OF THE MARKET AREA The subject property is located approximately 2 miles southwest of the City of Ithaca in a mixed- use suburban marketing area,just west of the Elmira Road corridor.Elmira Road combines NYS Routes 13,34 and 96 as they converge through the City of Ithaca.Seven Mile Drive intersects with Elmira Road,a short distance south of the subject property.Commercial and light industrial development in this area is confined primarily to the immediate Elmira Road corridor.The subject property abuts with the Town oflthaca Public Works Facility. Surrounding the subject property development includes a mixture of residential,agricultural and recreational uses.A mobile home park and single family residence subdivision are located a short distance north of the subject property.Older motel properties are located at or near the intersection of Seven Mile Drive and the Elmira Road.Recognizing the demand for residential development,a high percentage of the acreage in this area has been preserved by the Finger Lakes Land Trust,Inc,Cornell University and/or the Town oflthaca.Residential development continues to occur sprawling in all directions from the City oflthaca.In the Town oflthaca there are several examples of residential subdivisions as well as scattered residential sites taking advantage of existing road frontage. Property values for all segments of the market have shown favorable increases over the last 10 years;however,in recent years the trend appears to have been relatively stable. DESCRIPTION OF THE SUBJECT PROPERTY The subject property includes 7.98 acres based on the mapping provided for this assignment. The parcel is irregular in shape and will have approximately 363’of road frontage.The land slopes mildly in topography and includes a mixture of wooded and open land.The land area near Seven Mile Drive has wet soil conditions that have been drained.This area is not classified as wetlands but may be present.All public and municipal utilities are available including water, sewer,gas,electricity,telephone and cable services. Various maps providing additional detailed information are included on the following pages. ASSESSMENT AND TAXES The subject property is currently assessed as follows: Assessed ValueTaxParcelAcreage $142,300 Land $364,000 Total45.61 Acres#33.-2-7.2 The equalization rate is reported to be 100%.An allocation of the assessed value has yet to be made to the parcel that is the subject of this appraisal. It should be noted that based on a review of recent sales activity,the assessed valuation of properties compared to their sale prices varies widely. north eastappraisals &MANAGEMENT CO.INC. 7> LEGEND ACRES «»OPTION 3 CURRENT &TAX PARCEL BOUNDARY mm DISCLAIMER:ALL LOCATIONSANDBOUNDARIESAREAPPROXIMATE. MAPCREATED:5/9/20228:39 BY:TOWN OF ITHACA ENGINEERINGDEPT SOURCE:TOI ENGINEERINGTOMPKINSCOUNTY GIS N 0 125 250 500 750 8 Aerial Map pfe mmm Map Center:42°24'38.45,-76°32'40.04 616ft Tompkins County New YorkMapsProvidedByfMsurety BfiBBl CUSTOMIZEDONLINE MAPPINGWW 7/26/2022wwwAgriDatalnccom©AgriData,Inc 2021 Field bordersprovided by Farm Service Agency asof 5/21/2008. 9SoilsMap State: County:Tompkins Location:42°24'38.45,-76°32’40.04 Township:Ithaca Acres: Date: New York 7.97 7/26/2022 Maps Provided By^surety©2022 AariData.Inc ©AgnData,Inc.2021 wwwAgnDatalnc.comSoilsdataprovidedbyUSDAandNRCS. Area Symbol:NY109,Soil Area Version:17 Grasslegume TrefoilgrassNon-Grass WinterwheatAlfalfaCornsilageTons IrishpotatoesCwt Oats Wheat *n NCCPISoybeansIrrCornPastureAUMSoilPercentoffieldCodeAcreshayhayBuhayBuClassBuhayDescriptionBuTonsTonsTons*c Tons Howardgravellyloam,5 to15percentsimpleslopes 56 5 30 3839.3%llle 4 68 14 3HdC3.13 Phelpsgravelly siltloam,3 to 8percentslopes 41 42831747171.93 24.2%liePhB Waylandsoilscomplex,0 to 3 percentslopes,frequentlyflooded 31 46271.42 17.8%Vw 9Ws 5 34 62llw27060Eelsiltloam10.7%90 40.85 4Em Hudson siltyclayloam,6to12percentslopes,eroded 7 3 36 53528.0%16 3IVe4HsC30.64 7.1 21.7 *n 44.2514.9 0.20.2 2.6 28.82.3 58 11.33.09WeightedAverage *n:The aggregation method is "Weighted Average using all components" *c:Using Capabilities Class Dominant Condition Aggregation Method Soils data providedbyUSDA and NRCS. 10 Topography Map 11WetlandsMap AcresTypeClassificationCode 0.00TotalAcres DataSource:National Wetlands Inventory website.U.S.Dol,Fishand WildlifeService,Washington,D.C.http://www.fws.gov/wctlands/ Field bordersprovided by Farm Service Agency asof 5/21/2008. 12 ZONING The subject property is located in the LDR,Low Density Residential District.In part,the purpose of the Low Density Residential District is to provide areas of limited development desirable for large lots for residential uses.Principle uses include single family and 2 family dwellings as well as agricultural uses.A variety of additional uses are allowed by special permit. A copy of the zoning map and excerpts from the zoning ordinance are included in the Addenda of this report. OWNERSHIP AND SALES HISTORY The subject property is owned by George Sheldrake evidenced by a deed recorded in the Tompkins County Clerk’s Office as Instrument #465123001.No other transfers have occurred within 10 years of the date of valuation. PURCHASE OR LISTING AGREEMENT There is no known purchase or listing agreements pertaining to the subject property. FLOOD ZONE The subject property is located in an area designated as having a minimal risk of flooding. OCCUPANCY AND CURRENT LEASES The subject property is vacant land.There are no known lease agreements that affect the marketability of the subject property. SPECIAL RISK FACTORS It is assumed that there are no detrimental environmental conditions that adversely affect the marketability of the subject property.This Firm and the individual appraiser are not qualified to conduct an environmental audit,which would be required to detect such conditions if they exist. HIGHEST AND BEST USE ANALYSIS Highest and best use can be defined as that reasonable and probable use that will support the highest present value,as defined,as of the effective date of the appraisal. Alternatively,it can be defined as that use from among reasonably probable and legal alternative uses found to be physically possible,appropriately supported,financially feasible and which results in the highest land value. The definition immediately above applies specifically to the highest and best use of land.It is to be recognized that in cases where a site has existing improvements on it,the highest and best use may very well be determined to be different from the existing use.The existing use will north eastappraisals &MANAGEMENT CO.INC. 13 continue;however,unless and until land value in its highest and best use exceeds the total value of the property in its existing use. Implied within these definitions are acknowledgments of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual property owners. The highest and best use of the subject property must meet four criteria.The highest and best use must be 1)physically possible,2)legally permissible,3)financially feasible and 4) maximally productive. The subject property includes a total land area of 7.98 acres on the westerly side of Seven Mile Drive in a suburban market area approximately 2 miles southwest of the City of Ithaca.This area has been under residential development pressure for a number of years as a result of its convenient location and proximity to support services.As a result,considerable residential development has occurred throughout the area in small subdivisions as well as on scattered sites utilizing existing road frontage. The subject property appears suitable for development.The size of the parcel would offer privacy and protection from adjoining land uses.The wet area near the road frontage may be an obstacle,but would not prohibit development.Convenience to the City of Ithaca and support services are positive factors while proximity to the Town of Ithaca Public Works Facility may be viewed as a negative factor influencing the property. In my opinion,the highest and best use of the subject property is as residential/recreational development acreage. MARKETING PERIOD AND EXPOSURE TIME Considering the physical characteristics of the subject property and the economic conditions of this area,the marketing period and exposure time for the subject property is estimated to be up to one year.This conclusion is based on the current marketing conditions,discussions with real estate professionals and the analysis of comparable sales data. METHODS OF VALUATION The Sales Comparison Approach has been relied upon to estimate the value of the subject property.The Cost and Income Approaches are not applicable to the valuation of this type of property and are therefore not used. SALES COMPARISON APPROACH The Sales Comparison Approach is the process of analyzing sales of similar,recently sold properties in order to derive an indication of the most probable sale price of the property being appraised.The reliability of this technique is dependent upon: north eastappraisals S MANAGEMENT CO.INC. 14 a.the availability of comparable sales data, b.the verification of sales data, c.the degree of comparability,and d.the absence of non-typical conditions affecting sale price. Market Investigation To estimate the market value of the subject property as defined in this report,a market investigation was conducted to identify sales of similar residential/recreational development acreage in this market area.The market investigation focused on properties within the Town of Ithaca with similar proximity to the City of Ithaca.The proximity to the City of Ithaca appears to have the most significant influence on land values. The result of this market investigation is set forth on the following table.Sales #1 through #11 reflect a broad array of parcels of vacant residential/recreational acreage involving parcel less than 20 acres in size.These sales define the market for similar acreage within the Town of Ithaca. SUMMARY OF MARKET ACTIVITY Town of Ithaca -Residential/Recreational Acreage SIZESALEDATESALEPRICE ANALYZED PRICE/ACRESALELOCATION $37,500 $19,430/Ac.Seven Mile Drive #32.-2-16 10/11/18 1.93 Ac.1 $18,919/Ac.$70,00008/13/21 3.70 Ac.Elm Street Ext. #28.-1-28.221 2 $37,000 $13,894/Ac.03/12/21 3.91 Ac.Sand Bank Road #35.-2-13 3 $50,000 $12,500/Ac.4.0 Ac.Troy Road #45.-2-14.21 09/15/214 $18,822/Ac.$91,100BostwickRoad #31.-5-1.21 07/27/20 4.84 Ac.5 $17,574/Ac.$94,90006/29/21 5.40 Ac.Vera Circle #28.-1-3.62 6 $19,449/Ac.$120,000 6.17 Ac.Enfield Falls Road #33.-1-9.23 07/30/217 $11,064/Ac.$79,00009/13/20 7.14 Ac.Bostwick Road #31.-5-1.22 8 $17,122/Ac.$150,500 8.79 Ac.01/10/19EastKingRoad #44.-2-7.3 9 $12,945/Ac.$120,00001/03/19 9.27 Ac.Woodgate Lane #28.-1-3.4 10 $8,862/Ac.$144,000 16.25 Ac.04/16/19SesameStreet #37.-1-20.2 11 r*l north eastrAappraisals J &MANAGEMENT CO.INC. 15 16NORTHEASTAPPRAISALS&MANAGEMENT CO.,INC.,ITHACA,NEW YORK SALE #SALE INFORMATION 5 TYPE OF PROPERTY Residential Lot TAX MAP NO.P/O 31.-5-1.2LOCATIONBostwickRoad (Street/Road) Tompkins (County) NYIthaca(State)(City/Village)(Town) GRANTEE Yaaoie,JamesGRANTORBarnett.Susan &Young.John DATE RECORDED 08/04/20 Liber 2020 Page 7423DATEOFCONTRACT08/04/20 VERIFIED SALE PRICE $91.100INDICATEDSALEPRICE$91.100 Grantee/Public RecordsVERIFIED ZONING LDRSERVICESW/S/G/E/T COMMENTS: Location:Southerly side of Bostwick Road a short distance west of Seven Mile Drive.DESCRIPTION: Access:AverageSize:4.84 Acres Features:Wooded &open land,small streamSoils:Class IV &VI Topography:Mild to moderate Improvements:None,easement for T/O slopes Ithaca water tower Sale Analysis $91,100 4-4.84 Acres =$18,822/Acre 17NORTHEASTAPPRAISALS&MANAGEMENT CO.,INC.,ITHACA,NEW YORK SALE INFORMATION SALE#7 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Enfield Falls Road TAX MAP NO.#33.-1-9.23 (Street/Road) Ithaca Tompkins (County) NY (City/Village)(Town)(State) GRANTOR Estate of Thomas R.Brown GRANTEE Heath.Ellen DATE OF CONTRACT 07/30/21 DATE RECORDED 08/02/21 Liber/Page 2021/8735 INDICATED SALE PRICE $120.000 VERIFIED SALE PRICE $120.000 VERIFIED Grantee/Public Records SERVICES W/S/G/E/T ZONING LDR RIGHTS CONVEYED Fee Simple COMMENTS: Location:Westerly side of Enfield Falls Road,a short distance from the intersection of Elmira Road.DESCRIPTION: Size:6.17 Acres Access:Average Features:Mostly open landSoils:Class I&III Topography :Level to mildly sloping Improvements :Barn -contributes no value Sale Analysis $120,000 -h 6.17 Acres =$19,449/Acre 18NORTHEASTAPPRAISALS&MANAGEMENT CO.,INC.,ITHACA,NEW YORK SALE INFORMATION SALE#8 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Bostwick Road TAX MAP NO.#31.-5-1.22(Street/Road) Ithaca Tompkins (County) NY (City/Village)(Town)(State) GRANTOR Barnett.Susan &Young,John GRANTEE Lower.William DATE OF CONTRACT 09/13/20 DATE RECORDED 09/23/20 Liber/Page 2020/9484 INDICATED SALE PRICE $79.000 VERIFIED SALE PRICE $79.000 Grantee/Public RecordsVERIFIED SERVICES W/S/G/E/T ZONING LDR RIGHTS CONVEYED Fee Simple COMMENTS: Location:Southerly side of Bostwick Road,a short distance west of Seven Mile Drive.DESCRIPTION: Size:7.14 Acres Access:Average Features :Wooded &open land;small stream bisects wooded area Soils:Class IV &VI Topography :Moderate to steep Improvements :None slopes Sale Analysis $79,000 -7.14 Acres =$11,064/Acre 19NORTHEASTAPPRAISALS&MANAGEMENT CO.,INC.,ITHACA,NEW YORK SALE #10SALEINFORMATION TYPE OF PROPERTY Residential Lot TAX MAP NO.28.-1-3.4LOCATIONWoodaateLane (Street/Road) Ithaca Tompkins (County) NY (State)(City/Village)(Town) GRANTEE Blaine.JacobGRANTORAnthony,Melissa DATE RECORDED 01/03/19 Liber 2019 Page _59DATEOFCONTRACT01/03/19 VERIFIED SALE PRICE $120.000INDICATEDSALEPRICE$120,000 Grantee/Public RecordsVERIFIED ZONING AGSERVICESE/T COMMENTS: Location:West side of Woodgate Lane across from the intersection of Max's Drive.DESCRIPTION: Access:AverageSize:9.27 Acres Features:Wooded &open land,bisected by a small creekSoils:Class III &V Topography:Mild to moderate Improvements:None slopes Sale Analysis $120,000 -r 9.27 Acres =$12,945/Acre 20 Sales #5,#7,#8 and #10 were selected as being the most representative of the market for the subject property.Sales #5 and #8 are located on Bostwick Road,a short distance north of the subject property near the Tompkins County Highway Department.Sale #7 is located on Enfield Falls Road,a short distance from the intersection of Elmira Road across from the entrance to the Robert H.Treman State Park.Sale #10 is located on Woodgate Lane in a small subdivision northeast of the subject property.These sales are summarized and analyzed on the following sales comparison table.Adjustments are considered to reflect variations in rights conveyed, conditions of sale,market trend,locational characteristics,parcel size,access/frontage, topography/views,zoning and services. SALES COMPARISON TABLE Residential/Recreational Development Acreage Subject Sale #5 Sale #7 Sale #8 Sale #10 Young AnthonyGRANTORYoungBrown Heath BlaineYaggieLowerGRANTEE Enfield Falls Road T/Ithaca #33.-1-9.23 Bostwick Road T/Ithaca #31.-5-1.22 Woodgate Lane T/Ithaca #28.-1-3.4 Seven Mile Drive T/Ithaca P/O #33.-2-7.2 Bostwick Road T/Ithaca #31.-5-1.21 LOCATION TAX PARCEL # 09/13/20 $79,000 07/27/20 $91,100 07/30/21 $120,000 01/03/19 $120,000N/ASALEDATE SALE PRICE N/A 9.27 Ac.6.17 Ac.7.14 Ac.7.98 Ac.4.84 Ac.ACREAGE W/S/G/E/T LDR Average E/TW/S/G/E/T LDR Average W/S/G/E/T LDR Average W/S/G/E/T LDR Average SERVICES ZONING FRONTAGE AG Average Analyzed Price/Acre Rights Conveyed Conditions of Sale Market Trend $11,064/Acre FS $11,064/Acre $11,064/Acre $11,064/Acre $12,945/Acre FS $12,945/Acre $12,945/Acre $12,945/Acre $19,449/Acre FS $19,449/Acre $19,449/Acre $19,449/Acre $18,822/Acre FS $5,822/Acre $18,822/Acre $18,822/Acre N/A Fee Simple Normal Stable Adjustments % 0 -150-15Location Size Access/Frontage Topography/Views Zoning Services Net Adjustments 0 +55-15 0 000-10 00-10 0 0000-1000-20-10-20-25 $10,356/Acre$9,958/Acre$15,559/Acre$14,117/AcreANALYZEDPRICE Adjustments Rights Conveyed -All sales are fee simple transfers requiring no adjustments. Conditions of Sale -All sales are arms-length market transfers with no unusual circumstances influencing the price.No adjustments are necessary. Market Trend -The examination of sales activity occurring in this market area suggests that property values have remained relatively stable.No adjustment for market trend is warranted, however,more recent sales are given greater weight. north eastappraisals S MANAGEMENT CO.INC. 21 Location -Sales #5 and #8 are located in an area with similar influences requiring no adjustments.Sales #7 and #10 have locations that are rated superior for development requiring minus adjustments. Size -Sales #5 and #7 include smaller parcels therefore minus adjustments are made since smaller parcels of residential/recreational acreage typically sell at a higher price/acre.Sale #8 involves a parcel similar in size requiring no adjustment.Sale #10 is a larger parcel requiring a plus adjustment. Access/Frontage -No adjustments are necessary. Topography/Views -Sales #5 and #8 offer superior views requiring minus adjustments. No adjustments are warranted for Sales #7 and #10. Zoning -No adjustments are necessary. Services -Sale #10 is located in an area without public water or sewer requiring a plus adjustment.No adjustments are warranted for Sales #5,#7 and #8. Comparable Sales #5,#7,#8 and #10 indicate values of $14,117/Acre,$15,559/Acre, $9,958/Acre and $10,356/Acre,respectively.Based on the analysis of these sales,it is my opinion that the market value of the subject property as of July 10,2022 was $12,000/Acre or $96,000 (7.98 Acres x $12,000/Acre =$95,760;Call $96,000). FINAL VALUE CONCLUSION AND SUMMARY The Sales Comparison Approach is relied upon to estimate the market value of the subject property.Based on the Sales Comparison Approach,it is my opinion that the market value of the subject property as of July 10,2022 was: NINETY SIX THOUSAND DOLLARS ($96,000) north eastappraisals &MANAGEMENT CO.INC. 22 ADDENDA PAGE Assessment Records for Subject Property 23 Zoning Map &Excerpts for the Subject Property 27 Tompkins County Economic Profile 34 42Appraiser’s Qualifications north eastappraisals &MANAGEMENT CO.INC. 23 A Property Description Report For:716 Elmira Rd, Municipality of Ithaca N ••.•1 Status: Roll Section: Swis: Tax Map ID #: Property Class: Site: In Ag.District: Site Property Class: Zoning Code: Neighborhood Code: School District: Total Assessment: Active Taxable 503089 33.-2-7.2 241 -Rural res&ag RES 1NoPhotoAvailable No 241 -Rural res&ag 30020 Ithaca 2022 -$364,000 2021 -$325,000 Total Acreage/Size: Land Assessment: 45.61 2022 -$142,300 2021 -$142,300 2022 -$364,000 2021 -$325,000 Full Market Value: Equalization Rate: Deed Book: Grid East: Property Desc: Deed Page: Grid North: 46512 830343 3001 878025 Area Living Area: Second Story Area: Additional Story Area: Finished Basement: Finished Rec Room 720 sq.ft. 0 sq.ft. 0 sq.ft. 0 sq.ft. 0 sq.ft. First Story Area: Half Story Area: 3/4 Story Area: Number of Stories: Finished Area Over Garage 480 sq.ft. 240 sq.ft. 0 sq.ft. 1.5 0 sq.ft. Structure Building Style: Bedrooms: Fireplaces: Porch Type: Basement Garage Cap:0 Overall Condition: Year Built: Bungalow Bathrooms (Full -Half):1 -0 Kitchens: Basement Type: Porch Area: Attached Garage Cap: Overall Grade: Eff Year Built: 2 1 Crawl 112.00 0.00 sq.ft. Economy 0 Porch-enclsd Normal 1928 Owners Owner Information Not Available 24Sales Property Class Sale Type Prior Owner Land &Building Value Arms Addl.Deed BookUsableLengthParcelsandPage 46512/3001 Sale Date 6/30/2004 Price $1 241 -Rural res&ag 240 - Rural Vonhahmann, Milton No No Yes 8/2/1991 $275,000 Land & Building Vonhahmann,Milton Yes Yes 663/728No res Utilities Sewer Type: Utilities: Fuel Type: Private Gas &elec Natural Gas Water Supply: Heat Type: Central Air: Private Hot air No Improvements Size 55 x 105 112.00 sq ft 112.00 sq ft 96.00 sq ft 36 x 70 20 x 105 Structure Barn-pole Porch-enclsd Porch-coverd Porch-coverd Barn-2.0 gen Canpy-roof Grade Average Economy Economy Economy Average Average Condition Normal Normal Normal Normal Normal Good Year 1957 1928 1928 1928 1850 2020 Land Types Size 1.00 acres 36.50 acres 8.11 acres Type Primary Tillable Residual Special Districts for 2022 ValueDescription FD301-Ithaca fire 1 SWRES-Solid waste fee res. SD301-Ithaca sewer WD301-Ithaca water Units Percent Type 00%0 0%01 020% 00%2 Special Districts for 2021 ValueUnitsTypeDescription FD301-Ithaca fire 1 0 SWRES-Solid waste 1 fee res. SD301-Ithaca sewer 2 WD301-Ithaca water Percent 00% 00% 00% 00%2 25Taxes Year Description Amount *Taxes reflect exemptions,but may not include recent changes inassessment. 26FORTAX PURPOSES ONLY flhuoiCi/SctiowlI>ina ParcelConnector/\/PropertyLine/\/I'ormci PropertyLineCurrentYearChanges/\/Block Limit/\/LxtcmalTaxMap©BlockNumber BuildingFootprint(1WI-2U22)CurtPavementLine 43.1 Parcel Lot NumberPrc%iouiT<xNumberSubdivisionLotNumbers6AcHeedSurveyAcreage2.11Acc ComputedAcreage18.50Ac0 (imuped(Total)Acreage100»Sealed(Calculated!AcreagelowDeedDimension 'r-t*i*•a#x*l»rfnr^c MJ<djBJ4a»a *•#* MAP:33TOWNOFITHACANOIIOHPUSH)hOKCONVKYANCP.Mltagt-«|"ar \>>UirNr»Y*ASUtrPit.*CroUsIl«»*vlu*rtrVlWta-UO*IF#in*he.L»#»hi.»bfftrc«j»i,t<4U>1991*2T o C o*w*D*u».ftattocnicttacU»p.»dIIlrwnw KVCt((l««Yv»-i *r,>rl.-^glitc*c*p>c*iforAU.«*AIA*k*i)_»*n|4fc*ubm.«nrj•«.*».pl**r<rlwiofbr«pprvt*JI* J /7/\'RailroadHyOrography ,SpecialDistrictsMunicipalityMilituryTrue!Watkins&FlintLot Number TOMPKINSCOUNTY.KY 1•-400’SCALT*••»«*••»twr.ttaCVutircn*?«ttu :Iti*'*!tai%«*•!•.|Q0.avdaw.4ikrw**al _ UataiUla**4«)Ait 200 0 200 *00/KM m.rw,X/U\PRCVRGI>l-IU.Y-2022MM*PK1NI11|>;l-nl.v-:i»22North 27Town of Ithaca Zoning MapnEffectiveApril1,2004,Revised Dec.11,2006,August 13,2012.Jan.13,20M and December 11,201 Lakefront Residential (LR) Low Density Residential (LDR) Medium Density Residential (MDR) High Density Residential (HDR) Mobile Home Park (MHP) Multiple Residence (MR) Vehicle Fuel and Repair (VFR) Office Park Commercial (OPC) Neighborhood Commercial (NC) Community Commercial (CC) Lafefront Commercial (LC) Agricultural (AG) Conservation (C) Planned Development Zone (P) Light Industrial (LI) Industrial (I) Cayuga Lake o 1.5 2AMilos Town ofIthaca215NorthTiogaStreetIthaca,NY14850N W VO V NOTE:Refer also to Town of Ithaca Zoning Ordinance and to Town Board local 1«andordinances rezoning certainareas for additional information onspecific bounda The official signatures below certify this map as the Official ZoningMap of theToofIthaca,effectiveApril 1.2004.adopted by the Town Board by Resolution No.1onDecember8.2003,revised December 11,2006by Town BoardResolutionNc 2012-263,revised on August13,2012 byTown BoardResolution No 2012-152,revised on January 13,2014 byTownBoard Resolution No 2014-013 and reviseonDecember11,2017 by Town BoardResolutionNo.2017-143.rCravlof1thQTownofNewfield William Goodman,TownSupervisor Paulette Rosa,TownClerk 28 §270-53 Purpose. The purpose of the Low Density Residential Zone is to provide an area of limited development where it is deemed most desirable in the Town to maintain larger lots for development and permit the possibility of continued agricultural use of the areas without limiting the areas to solely agricultural uses. §270-54 Permitted principal uses. Only the following buildings or uses are permitted as a matter of right in a Low Density Residential Zone: A.A one-family dwelling to be occupied by no more than: (1)One family,or (2)One family plus no more than one boarder,roomer,lodger,or other occupant. B.A two-family dwelling consisting of a principal dwelling unit and an internal or attached accessory dwelling unit, provided that: [Amended 12-11-2017 by L.L.No.20-2017] (1)The principal dwelling unit is occupied by no more than one family plus no more than one boarder,roomer,lodger or other occupant; (2)The accessory dwelling unit is occupied by no more than one family;and (3)The applicable requirements of §270-219.6 (Accessory dwelling units)are met. C.Nursery or farm,except a hog farm.On-site retail sales of farm and nursery products shall be subject to the provisions of §270-56H below.Usual farm buildings are permitted,provided that: (1)Any building in which farm animals are kept shall be at least 100 feet from any lot line or street right-of-way. (2)No manure shall be stored within 100 feet of any lot line or street right-of-way. D.Publicly owned park or playground including accessory buildings and improvements. E.Any municipal or public utility purpose necessary to the maintenance of utility services except that substations and similar structures shall be subject to the same setback requirements as apply to residences in the district in which the substations or similar structures are constructed. F.Day-care homes,family day-care homes and group family day-care homes. G.Community residence. H.Any lawful farm purpose,including usual farm buildings and structures,but excluding rendering plants,on lands the principal use of which is as a farm and which are located within a county agricultural district created under the provisions of Article 25-AA of the New York State Agriculture and Markets Law,notwithstanding the provisions of Subsection C above and regardless of the size of the lot,provided that such use is in compliance with all other provisions,such asyard regulations,building area,and other provisions governingLow Density Residential Zones. [Added 8-1-2005 by L.L.No.7-2005] I.Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in §270-219.4. [Added 8-11-2008 by L.L.No.13-2008] J.In addition to the uses of barns as principal buildings on farm lots or for farm purposes pursuant to Subsection C or H, respectively,a barn building that is at least 50 years old may be a principal building on a lot that is not used as a farm,or that is not used for farm purposes pursuant to Subsection H.Any such barn building may be used for any of the permitted principal uses in the Low Density Residential Zone,subject to the requirements in this article and chapter. Notwithstanding the prohibition in §270-226 against more than one principal building on a lot,a building permit may be 29issuedforconstructionofanotherprincipalbuildingonthelot,provided that the barn building becomes an accessory building to the other building upon issuance of a certificate of compliance for the other building.If a barn building becomes an accessory building pursuant to this provision,its uses as an accessory building are subject to the requirements of this article and chapter.A barn building that becomes an accessory building pursuant to this provision may exceed or contribute to the exceedance of the cumulative square footage limit for accessory buildings in §270-56C, provided that no expansion of the barn building or other accessory buildings is allowed once the cumulative square footage limit is met. [Added 3-13-2017 by L.L.No.6-2017] §270-55 Principal uses authorized by special permit only. The following uses are permitted in a Low Density Residential Zone,but only upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter: A.Church or other places of worship,convent and parish house. B.Cemetery and the buildings and structures incident thereto. C.Public,parochial and private schools,public library,public museum,day-care center,nursery school,and any institution of higher learning including dormitory accommodations. D.Fire station or other public building necessary to the protection of or the servicing of a neighborhood. E.Golf course,driving range or miniature golf course. F.Clinic and nursing or convalescent home,provided that no building so used shall be within 100 feet from any street or within 150 feet of the lot line of any adjoining owner. G.Clubhouse or lodge,provided that no building so used shall be within 100 feet from any street or within 150 feet of the lot line of any adjoining owner. H.Bed-and-breakfast. I.Equestrian facility,provided that adequate provision is made to prevent nuisance to adjoining residences and provided: (1)The lot size is at least two acres (three acres if public sewers are not available); (2)There is a nonoccupied and nonused buffer of at least 50 feet around the perimeter of the lot; (3)Any buildingin which farm animals are kept shall be at least 100 feet from any lot line or street line;and (4)No manure shall be stored within100 feet of any lot line or street line. J.Landscaping service provider and tree-care service provider,provided that adequate provision is made to prevent nuisance to adjoining residences and provided: [Added 10-21-2019 by L.L.No.8-2019] (1)The minimum lot size is 10 acres; (2)There is a nonoccupied buffer of at least 50 feet around the perimeter of the lot that cannot be used for the permitted use; (3)Outdoor material storage does not occupy more than 15%of the entire lot; (4)All outdoor storage must be screened or situated in such a way that it is not visible from the public right-of-way or adjacent residential properties; (5)No on-site sale of products is allowed; (6)Vehicles and equipment used in the conduct of the business must be stored in enclosed buildings or be screened or situated such that when not actively being used they are not visible from the public right-of-way and adjacent residential properties; 30(7)Employee parking must be screened or situated in such a manner that is it not visible from the public right-of-way and adjacent residential properties; (8)Noise standards: (a)The exterior noise level must not exceed the following limits beyond the boundary of the lot: [1]From 7:00 a.m.to 7:00 p.m.:65 dBa. [2]From 7:00 p.m.to 7:00 a.m.:55 dBa. (b)The temporary use of equipment to maintain an on-site residence,including but not limited to power mowers, is exempt from the noise standards in this Subsection J(8); (9)All new buildings associated with the use shall be fully screened or situated such that they are not visible from any public right-of-way unless otherwise allowed by the Planning Board.Criteria for the Planning Board to consider in determining the need for visibility controls include whether the building has the following desirable characteristics: (a)The general size,shape,and scale will be architecturally compatible with other buildings visible along the right- of-way corridor; (b)The building will have a sloped roof,not less than four in 12; (c)The building facade facing any public right-of-way will have windows or entranceways rather than an uninterrupted blank wall; (d)The front yard area immediately adjacent to the building will be landscaped with lawn,shrubs or flowers; (e)The exterior cladding on the building facade facing any public right-of-way will be primarily composed of brick, siding (wood,fiber cement,polymer,vinyl,steel),stone,or stucco. (10)Notwithstanding the provision in §270-226 prohibiting more than one principal building on a lot,one dwelling and one principal building for a landscaping service provider or a tree-care service provider may occupy the same lot. §270-56 Permitted accessory buildings and uses. The following accessory buildings or uses are permitted as of right in a Low Density Residential Zone: A.Off-street garage or parking space for the occupants,users and employees in connection with uses permitted in this article,but subject to provisions of §270-227. B.Where the principal use is as a one-or two-family dwelling,private swimming pool,tennis courts,and other similar recreational facilities for the principal private use of the occupants of the dwelling. C.Up to three accessory buildings other than a garage or a building occupied by a detached accessory dwelling unit,all such accessory buildings in the aggregate not to exceed a total of 600 square feet in size unless the lot is three acres or larger,in which event the aggregate area of the accessory buildings may not exceed 2,000 square feet. [Amended 12-11-2017 by L.L.No.20-2017] D.A temporary building for commerce or industry,where such building is necessary or incidental to the development of a residential area.Such buildings may not be continued for more than one year except upon receipt of a special approval from the Board of Appeals. E.The keeping of household pets in a dwelling unit or other location adjacent to or accessory to a dwelling unit (e.g., outside doghouse,etc.)provided that no more than three household pets shall be kept outside of dwelling units unless a greater number is authorized by special approval of the Zoning Board of Appeals. F.The keeping of domestic animals in accessory buildings,provided that no such building shall be nearer than 30 feet to any lot line of any adjoining owner,and further provided that there shall be no raising of fur-bearing animals,or kennels for more than three dogs over six months old. G-(Reserved)[l] 31[1]Editor's Note:Former Subsection G,which set forth signs as a permitted accessory use,was repealed 8-7-2017 by LL No.12- 2017 H.A roadside stand or other structure,not exceeding500 square feet of enclosed space,for the display and sale of farm or nursery products related to farming and as a seasonal convenience to the owner or owners of the land.The majority of the products sold at such stand shall be,or be derived from,products produced on the farm on which the roadside stand is located.Any such stand shall be located a minimum of 30 feet from the street line,in such a manner as to permit safe access and egress for automobiles,and parking off the highway right-of-way. I.Adult day-care facilities serving no more than four clients at any one time. J.Home occupations,subject to the limitations on home occupations set forth in §270-219.2. [Added 2-12-2007 by L.L.No.1-2007] K.Amateur radio facilities,subject to the limitations on amateur radio facilities set forth in §270-219.3. [Added 8-13-2007 by L.L.No.7-2007] L.Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in §270-219.4. [Added 8-11-2008 by L.L.No.13-2008] M.A detached accessory dwelling unit,provided that: [Added 12-11-2017 by L.L.No.20-2017] (1)The accessory dwelling unit is occupied by no more than one family;and (2)The applicable requirements of §270-219.6 (Accessory dwelling units)are met. N.Short-term rental uses,subject to the limitations on short-term rental uses set forth in §270-219.7. [Added 12-29-2021 by L.L.No.16-2021] §270-57 (Reserved)[i] Editor's Note:Former §270-57,Accessory buildings and uses authorized by special approval only,as amended 2-12-2007 by LL No. 1-2007,was repealed 12-11-2017 by LL No.20-2017. [1] §270-58 Accessory buildings and uses authorized by special permit only. The following accessory buildings or uses are permitted in a Low Density Residential Zone,but only upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter: A.Equestrian facility,provided that adequate provision is made to prevent nuisance to adjoining residences and provided the lot size is at least two acres and there is a nonoccupied and nonused buffer of at least 50 feet around the perimeter of the lot. §270-59 Height limitations. [Amended 8-1-2005 by L.L No.7-2005;12-11-2017 by L.L.No.20-2017] Except as may be specifically otherwise authorized in this chapter,in Low Density Residential Zones no building shall be erected,altered,or extended to exceed 38 feet in height from lowest interior grade nor 36 feet in height from lowest exterior grade,whichever is lower.No structure other than a building shall be erected,altered,or extended to exceed 30 feet in height.A building occupied by a detached accessory dwelling unit shall not exceed one story and 20 feet in height,except buildings constructed prior to the effective date of Local Law No.20 of the Year 2017 may exceed these two parameters as long as the building height is not subsequently increased beyond that existing on the effective date of said local law.Other accessory buildings shall not exceed 15 feet in height.The foregoing height limitations shall not apply to buildings and structures used for agricultural purposes on lands the principal use of which is as a farm and which are located within a county agricultural district created under the provisions of Article 25-AA of the New York State Agriculture and Markets Law. Such agricultural buildings and structures so located may be constructed without limitations as to heights. 32§270-60 Yard regulations. In Low Density Residential Zones yards of at least the following dimensions are required: A.Front yard:Not less than the average depth of the front yards of buildings on lots immediately adjacent.However,the front yard depth shall not be less than 30 feet or need it be greater than 60 feet. B.Rear yard:Not less than 50 feet in depth. C.Side yards:Each not less than 40 feet in width. [Amended 8-13-2012 by L.L.No.11-2012] D.Greater yards:Notwithstanding the foregoing,any special yard requirements for specific uses or buildings set forth elsewhere in this chapter shall,if more restrictive,supersede the above yard provisions. E.Accessory buildings. [Amended 8-13-2012 by L.L.No.11-2012;12-11-2017 by L.L.No.20-2017] (1)Buildings occupied by a detached accessory dwelling unit.Any such buildings must be located in a rear yard,be at least 50 feet from any side lot line,and be at least 35 feet from a rear lot line. (2)All other accessory buildings (except garages,and except woodsheds meeting the requirements of Subsection G below)may not occupy any open space other than a rear yard. (3)Accessory buildings (including garages,woodsheds,and buildings occupied by a detached accessory dwelling unit), in the aggregate,may occupy not more than 15%of the fifty-foot rear yard setback required by Subsection B above. (4)Accessory buildings (except for garages and buildings occupied by a detached accessory dwelling unit)shall be not less than three feet from any side or rear lot line.Any accessory building,other than a garage or a building occupied by a detached accessory dwelling unit,on a corner lot shall be not less than five feet from the rear lot line. F.Garages:An attached or detached garage may occupy any yard provided that it shall be no less than 30 feet from the front property line,no less than 40 feet from a side line,and no less than 50 feet from a rear line.All detached garages in the aggregate shall not exceed a total of 600 square feet in size.Detached garages shall be included in the calculations of accessory buildings that,in the aggregate,may not occupy more than 15%of any required rear yard.Notwithstanding the foregoing,the following shall apply: [Added 8-13-2012 by L.L.No.11-2012] (1)In one of the side yards,a one-story garage,either attached to the principal building or separate therefrom,may be no less than 15 feet from a side line which is not a street line.In the rear yard,a one-story detached garage may be no less than five feet from any side or rear lot line. (2)A one-story detached garage that serves dwellings on two separate lots may be built across a common lot line with a party wall by mutual agreement between adjoining property owners,provided that there is at least one garage bay on each lot,and further provided that the garage meets the front property line setback requirement above. (3)Where the average natural slope of a lot exceeds 8%rise or fall directly from the street line,a one-story detached garage capable of housing not in excess of two cars may be located in the front or side yard not less than five feet from said street line upon receiving a special approval from the Board of Appeals. G.Woodsheds:A woodshed which has no more than 100 square feet in floor area and the highest point of which is no more than 10 feet above ground level may occupy a side yard,provided that the total storage space of all woodsheds in a side yard shall not be more than 1,000 cubic feet.A woodshed in a side yard shall be not less than three feet from any side lot line. [Added 8-13-2012 by L.L.No.11-2012] H.Swimming pools:Private swimming pools allowed for one-or two-family dwellings per §270-56B may not be located in a front yard,and must be at least 15 feet from any side lot line or rear lot line,as measured from the edge of the pool structure. [Added 4-11-2022 by L.L.No.6-2022] 33§270-61 Building area. The maximum building area shall not exceed 10%of the lot area.Projections described in §270-224 are not to be included in computing the percentage. §270-62 Size and area of lot. Lots in Low Density Residential Zones shall meet the following minimum requirements: A.Minimum lot area shall be at least 30,000 square feet;and B.Minimum width at the street line shall be 100 feet;and C.Minimum width at the maximum required front yard setback line (60 feet from the street line)shall be 150 feet;and D.Minimum depth from the highway right-of-way shall be 200 feet. §270-63 Special properties. [Amended 5-13-2019 by L.L.No.3-2019] In the case of publicly owned properties and properties of universities,colleges,cemeteries,or other private institutions located in Low-Density Residential Zones,which comprise at least six acres in area and are traversed by interior roads or driveways,the front,side,and rear yard requirements set forth above shall apply only along the exterior public street frontages and along boundaries with adjacent properties where lot ownership is not identical.Notwithstanding the provisions in §270-226,publicly owned properties and properties of universities,colleges,cemeteries,or other private institutions located in Low-Density Residential Zones may have more than one principal building on a lot. §270-64 Parking. Parking requirements shall be as set forth in Article XXVII. 34 I Th*toik«Jmtgecjr.notDe<3BCifl»«0 7>**ftemtjhi*«b«no»«,IM«.o>do«ver#rm«o»«fcnk po^a»>«t**cc•tflKdbCJSM USA Counties in Profile Profile for Tompkins County,NY People &Income Overview (By Place of Residence) Population (2021) Growth (%)since 2010 Census Rank in Industry Overview,2021 U.S.(By Place of Work) 105,162 590 Covered Employment 46,300 515 $63.130 220 Rank in U.S.ValueValue 3.5%1,029 Avg Wage per Job Manufacturing -%All Jobs in County 5.3%2,085Households(2020) Labor Force (persons)(Ann. Avg.2021) Unemployment Rate (Ann. Avg.2021) Per Capita Personal Income (2020) Median Household Income (2020) Poverty Rate (2020) High School Diploma or More -%of Adults 25+ (2020) Bachelor's Degree or More - %of Adults 25+(2020) 40,817 573 $71.886 345AvgWageperJob48,914 506 Transportation & Warehousing -%All Jobs in 1.7% County 1,9333.7 1,892 $51,312 1,515$49,486 1,198 Avg Wage per Job Health Care,Social Assist.- %All Jobs in County Avg Wage per Job 0.0%2,223$65,308 704 N/A12.4 1,679 Finance and Insurance -% All Jobs in County 2.2%1.43994.5%225 $85.918 366AvgWageperJob53.1%47 Demographics Population over Time Number Rank in U.S.Percent of New York New York 105,162 590 101,564 579 96,648 548 19,835,9130.5%2021 19,378,102 18,996,959 0.5% 0.5% 2010 2000 35 94,264 502 87,085 474 2000 to 2010 %Change 5.1%1.261 1990 to 2010 %Change 7.7%1.794 1980 to 2010%Change 16.6%1.412 1990 0.5%18,002,855 17,558,165 2.0% 1980 0.5% 7.6% 10.4% Source:U.S.Census Bureau Components of Population Change (1-year change ending in 2021) Net Domestic Migration Net International Migration Natural Increase (births minus deaths) Births Deaths Rankin Percent of New New York -352,185 18,307 18,503 210,640 192,137 Number U.S.York -256 2.820 158 229 -164 2.512 0.1% 0.9% -0.9% 0.3%661 841 825 812 0.4% Source:U.S.Census Bureau Pet Dist. in U.S.Population Estimates by Age in 2020 Number Rank in U.S.Pet Dist 3.9% 10.9% 26.6% 23.0% 21.4% 14.3% 6.0% 16.4% 9.3% 26.6% 25.6% 16.0% Median Age =38.2 3,972 789 11,097 783 27,167 261 23,515 612 21,846 684 14,640 688 31.3 3.042 Preschool (0 to 4) School Age (5 to 17) College Age (18 to 24) Young Adult (25 to 44) Older Adult (45 to 64) Older (65 plus) Median Age Sources:U.S.Census Bureau;Median age calculated by the IBRC. PetRankin U.S. PetPopulationEstimatesbyRaceandHispanicOrigin in 2020 Dist. in U.S. 0.1%0.8% 9.4%5.6% 4.1%12.6% 0.0%0.2% 79.6%70.4% 4.9%5.2% Number Dist. 1.523123AmericanInd.or Alaskan Native Alone Asian Alone Black Alone Native Hawaiian and Other Pac.Isl.Alone White Alone Two or More Race Groups Hispanic or Latino (can be of any race) 9,653 234 4,185 899 78240 81,368 600 5,013 494 36 Non-Hispanic or Latino Hispanic or Latino 96,894 570 5,343 784 94.8%81.8% 5.2%18.2% Sources:U.S.Census Bureau PetRankin U.S.PetHispanicorLatinoPopulationin2020(can be of any race)Number Dist. in U.S. 100% 61.6% Dist. Hispanic Mexican Cuban Puerto Rican Other White,Not Hispanic (reporting white alone) 5,343 7M 1,091 1.322 100% 20.4% 4.0% 23.6% 51.9% 216 482 3.9% 1,262 392 2,774 4M 78,613 575 9.6% 24.9% N/A N/A Source:U.S.Census Bureau,American Community Survey,5-Year Estimates Education U.S.%of Population 25+ 100% 4.9% 6.6% Percent of Population 25+ Rank in U.S. Educational Attainment in 2020 Total Population 25 and Older Less than 9th Grade 9th to 12th,No Diploma High School Graduate (includes equiv.) Some College,No Degree Associate Degree Bachelor's Degree Graduate,Professional or Doctorate Degree Number N/A60,001 100% 1,077 1.8% 2,231 3.7% 2.726 2.852 3.052 26.7%11,102 18.5% 20.3%3.0948,037 13.4% 5,706 9.5% 14,069 23.4% 8.6%1.353 20.2%245 12.7%1317,779 29.6% Source:U.S.Census Bureau,American Community Survey,5-Year Estimates Income &Poverty 37 Median Income Median Household Income in 2020 $65,308 704 Median Household Income in 2000 $38,304 1,028 Percent Change 2000 to 2020 70.5%574 Number Rank in U.S.Percent of U.S. 97.0% 91.2% Source:U.S.Census Bureau Per Capita Personal Income (PCPI)Number Rank in U.S.Percent of U.S. $49,486 1.198 $35,164 1,138 $24,478 1,158 $17,173 754 40.7% 102.2%62 188.2%1,847 2020 83.2% 86.4% 79.8% 87.5% 2010 2000 1990 10-Year %Change 20-Year %Change 30-Year %Change 18 Source:U.S.Bureau of Economic Analysis 5-Year %Change (adj*) Rank in U.S.Personal Income in 2020 ($000)Number $3,987,629 8.3% $461,302 10.4% 2,143TotalEarningsbyPlaceofWork Minus:Contributions for Government Social Insurance Personal Contributions for Government Social Insurance Employer Contributions for Government Social Insurance 2,550 2,570$217,764 14.6% $243,538 6.8%2,308 ($602,948)13.3%1,723Plus:Adjustment for Residence Equals:Net Earnings by Place of Residence $2,923,379 7.0% $950,490 14.3% $1,127,106 68.7% 2,338 918Plus:Dividends,Rent,Interest Plus:Transfer Payments Equals:Personal Income by Place of Residence 212 $5,000,975 18.2%2,051 Source:U.S.Bureau of Economic Analysis Rank in U.S. Percent Change Rank in U.S.NumberPovertyEstimates 12.4 1,679 12.0 1,634 Poverty Rate in 2020 In 2000 1,7073.3% 38 Poverty Rate for Children under 18 in 2020 In 2000 12.4 2.390 12.0 2,481 3.3%1.412 Source:U.S.Census Bureau Jobs &Earnings (BEA) Avg Earnings Per Job $62,374 $56,238 $25,879 $38,289 $25,386 $32,304 $62,762 $60,087 Pet Dist.BEA Major Sectors (NAICS)Earnings in 2020 (by place of work)($000) Rank in U.S. Pet Dist. in U.S.Jobs in County 63,930 100.0%100.0%Earnings by place of work -35 $3,987,629 Wage and salary disbursements -50 469 $2,894,936 354 51,476 80.5%77.2% Proprietors'income -70 Farm proprietors'income -71 $18,226 Nonfarm proprietors'income - $322,307 1.684 12,454 19.5% 476 0.7% 22.8% 1.213 0.9% $304,081 $26,296 $3,961,333 $3,445,768 1.443 11,978 18.7%21.9%72 Farm earnings -81 Nonfarm earnings -82 Private earnings -90 Forestry,fishing,related activities,and other -100 Mining -200 Utilities -300 Construction -400 Manufacturing -500 Retail Trade -700 Transportation and warehousing -800 Information -900 1.347 814 1.3% 63,116 98.7% 57,346 89.7% 1.4% 391 98.6% 86.0%374 $0 N/A 0 0.0%1 0.5% $0 N/A 1 0 0.0% 151 0.2% 1,629 2.5% 2,643 4.1% 5,008 7.8% 0.5% $23,586 $90,069 $214,179 $193,044 $34,550 $156,198 $55,290 $81,036 $38,547 342 0.3% 1.451 5.7% 589 6.7% 493 9.4% $37,636 $80,747 918 1.4%1.905 4.8% $53,697 461 665 1.0%1.7% Source:U.S.Bureau of Economic Analysis (BEA) D =Not shown to avoid disclosure of confidential information,but the estimates for this item are included in the totals. L =Less than 10 jobs,but the estimates for this item are included in the totals. N/A =Not available or not applicable. *="Other"consists of the number of jobs held by U.S.residents employed by international organizations and foreign embassies and consulates in the United States. 39 Jobs &Wages (BLS) Pet ofAverageRank Establishments Jobs Wage Per Job U.S. Annual Covered Employment and Wages Over Time (NAICS) U.S.in Avg Wage 93.4% 93.0% 93.5% 95.1% 95.5% 93.2% 92.8% 92.8% 91.6% 91.9% 91.9% 46,300 $63,130 45,958 $59,515 49,702 $55,360 50,579 $54,453 50,162 $52,906 50,386 $49,963 50,119 $49,124 48,686 $47,677 49,890 $45,610 49,538 $45,308 49,125 $44,140 -2,825 $18,990 -5.8%43.0% 2.644 2,652 2,652 2,642 2,672 2,669 2,657 2,638 2,570 2,525 2,508 2202021 2512020 2612019 2452018 2392017 2852016 3142015 3302014 3512013 3302012 3262011 10-Year Change 10-Year Percent Change 136 5.4% Source:U.S.Bureau of Labor Statistics (BLS) D =Non-Discloseable Data;N/A =Not Available;Note:Average wage may not match published numbers due to rounding. Annual Average Rank Wage Per Job Annual Industry Distribution of Jobs and Avg.Wage in 2021 (NAICS) Total Agriculture,Forestry,Fishing and Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Transportation &Warehousing 42 Information Pet.Establishments Jobs inDist.U.S. 46,300 100.0%$63,130 2202,644 0.0%$0 1.698052 0 0.0%$0 141 0.3%$107,350 916 2.0%$52,101 2,477 5.3%$71,886 409 0.9%$57,115 4,363 9.4%$33,586 792 1.7%$51,312 456 1.0%$94,346 1.1564 3877 1,504181 34591 1.40059 855319 1.515 20468 40 Finance and Insurance Real Estate and Rental and Leasing 111 Professional,Scientific,and Technical Services Management of Companies and Enterprises Admin.&Support &Waste Mgt.& Rem.Services Educational Services Health Care and Social Services Arts,Entertainment,and Recreation 55 Accommodation and Food Services 280 Other Services (Except Public Administration) Public Administration Unallocated 96 $85,918 $45,481 $84,284 1,036 2.2% 538 1.2% 366 962 330 2,369 5.1%352 9 $68,2773450.7%997 $43,5011258091.7%718 83 0 N/A0.0%1 318 0 0.0%N/A 372 0.8%$26,692 3,095 6.7%$25,768 1 723 283 $34,029 $60,322 $66,957 262 1,486 3.2%1,425 52 2,077 4.5% 66 0.1% 698 102 229 Source:U.S.Bureau of Labor Statistics (BLS) D =Not shown to avoid disclosure of confidential information. N/A =This item is not available. Note:Average wage may not match published numbers due to rounding. Labor Force %of New York Labor Force Annual Averages in Ann.Avg. 2021 Rank in U.S. New York 9,441,458 0.0% -1.0% Number 0.5%Total Labor Force 5-Year %Change 10-Year %Change Employed 5-Year %Change 10-Year %Change Unemployed 5-Year %Change 10-Year %Change Unemployment Rate 5-Year %Change 10-Year %Change 48,914 506 -2.9%1.767-9.9%2,198 47,093 504-2.4%1.763-7.6%2,299 1,821 599-14.6%1,513 -45.0%1,149 0.5%8,786,280 -3.1% 0.5% 0.3%655,178 41.2% -17.7% 1,892 53.6%6.93.7 -11.9%1,412-39.3%953 40.8%-16.9% 41 Source:U.S.Bureau of Labor Statistics Living Arrangements Pet.Dist. in U.S. 100% 65.3% 18.7% 29.4% Households in 2020 Number Rank in U.S.Pet.Dist. Total Households Family Households Married with Children 40,817 21,416 5,302 Married without Children 11,469 573 100% 52.5% 13.0% 28.1% 679 716 633 Single Parents Other 3,062 1,583 Non-Family Households 19,401 Living Alone Average Household Size 2.1 628 7.5%8.6% 954 3.9%8.6% 427 47.5% 29.7% 34.7% 28.0%12,136 528 2.850 Source:U.S.Census Bureau Pet.Dist. in U.S. 100% 88.4% 56.9% 31.5% 11.6% Housing Units in 2020 Number Rank in U.S.Pet.Dist. Total Housing Units (ACS estimate)44,019 597 Occupied Owner Occupied Renter Occupied Vacant For Seasonal or Recreational Use 426 1.553 100% 92.7% 50.0% 42.7% 7.3% 40,817 573 22,025 691 18,792 403 3,202 1.121 1.0%3.8% Source:U.S.Census Bureau Pet Dist. in U.S. 644 100%100%$116,082 107 16.6%64.2%$31,687 24 3.7%1.8%$3,555 0 0.0%1.2%$0 513 79.7%32.7%$80,839 Residential Building Permits in 2021 Units Pet Dist. Total Permits Filed Single Family Two Family Three and Four Family Five Families and More Cost ($000) Source:U.S.Census Bureau 42 KENNETH V.GARDNER II -QUALIFICATIONS EDUCATION Ithaca College,Ithaca,New York Bachelor of Science Degree Business Administration,Mathematics APPRAISAL EDUCATION American Institute of Real Estate Appraisers Basic Appraisal principles,Methods and Techniques,Course I-A Capitalization Theory and Techniques,Part I and II Capitalization Theory and Techniques,Part III Rural Valuation Valuation Analysis and Report Writing Standards of Professional Practice Course 410 -Standards of Professional Practice Part A Course 420 -Standards of Professional Practice Part B Course 430 -Standards of Professional Practice Part C Course 700 -Litigation Valuation Overview Numerous Continuing Education Courses &Seminars Including Eminent Domain and Condemnation &Uniform Appraisal Standards For Federal Land Acquisitions EMPLOYMENT North East Appraisals and Management Co.,Inc.-Position:Owner/President1978-Present: EXPERIENCE Prepared appraisals for property transfer,financing,matrimonial proceedings,real property tax review,estate planning,appropriation and condemnation actions,conservation easements,feasibility analysis and highest and best use studies. Types of properties include dairy farms,vineyards,orchards,poultry farms,agricultural acreage,development acreage,single and multi-family residences,apartments,offices,stores,banks,gasoline stations,manufacturing facilities,retail plazas/shopping centers,warehouses,restaurants,wineries,hotels,golf courses,lake front properties, islands,recreational properties,timber acreage,historic properties,athletic clubs,schools,sand &gravel operations/stone quarries and many special use properties. Properties have been generally located throughout Upstate New York and Long Island.Assignments have also been in the States of Michigan,New Jersey,Pennsylvania and Massachusetts. Accredited Fee Appraiser for the New York State Department of Transportation and other state agencies. TESTIMONY Qualified as Expert Witness in New York State Court of Claims,Federal Bankruptcy Court and Supreme Courts of various counties. PROFESSIONAL MEMBERSHIP Appraisal Institute -Practicing Affiliate New York State Certified Real Estate General Appraiser ID #46000006334 r*i north eastrjappraisals &MANAGEMENT CO.INC. 43 KENNETH V.GARDNER II -QUALIFICATIONS Page 2 REPRESENTATIVE LIST OF CLIENTS Financial Chase Lincoln Bank Citibank,N.A. Elmira Savings &Loan Chemung Canal Trust Company Northern State Bank First Niagara Bank CFCU Community Credit Union Coming Federal Credit Union Tompkins Trust Company Cortland Savings Bank Binghamton Savings Bank Five Star Bank Fleet Bank HSBC Bank USA Community Bank,N.A. Wyoming County Bank Bath National Bank Citizens And Northern Bank Government City of Ithaca Tompkins County City of Syracuse City of Cortland Steuben County City of Elmira Town of Hector Town of VanBuren Town of Nichols Village of Waverly Village of Trumansburg Suffolk County Town of Seneca Falls Village of Owego Town of Danby Town of Elmira Seneca County NYS Office of Parks,Recreation &Historic Preservation NYS Facilities Development Corp. NYS Division of Equalization &Assessment NYS Commission on Tug Hill NYS Department of Environmental Conservation NYS Agricultural Resource Commission New Jersey Department of Agriculture Massachusetts Department of Revenue United States Department of Agriculture New York Power Authority USDA -Farm Service Agency USDA -Rural Development USDA -Natural Resources Conservation Service Land Preservation The Finger Lakes Land Trust,Inc. The Cazenovia Preservation Foundation New York Agricultural Land Trust Upper Susquehanna Coalition The Nature Conservancy Education Cornell University Ithaca College Elmira College Ithaca City School District Owego-Appalachian Central School SUNY at Cortland Corporations Agway,Inc. Grossmans,Inc. International Salt Company CFM Enterprises,Inc. Rivervale Realty,Inc. Lake George Associates 3d Development Group,LLC Path Stone Development Better Housing of Tompkins County,Inc. Kinderhook Development Two Plus Four Construction Coming,Inc. CNG Transmission Corp. Pall Trinity National Hospitality Corp. Golub Properties,Inc. Pyramid Companies r*l north eastKJappraisals &MANAGEMENT CO.INC. Wireless Ant e n n a Opportunity for Town o f I t h a c a P u b l i c Works Facili t y Presented by J i m M c M a h o n Liberty Tower s 914 -589 -5974 Jim@liberty -towers.com AN OPPORT U N I T Y ❑The following slides have been developed to help the IPW make an informed decision . ❑The Town of Ithaca Public Works (the “IPW”)is being offered an opportunity to generate revenue by leasing an unused area of land for a potential Telecommunica t i o n Facility . ❑Liberty Towers would like to offer the IPW the ability to control the location of a proposed facility in the area and be a part of the financial benefits . THE DEAL ❑Liberty Towers would like to build a monopole on the IPW’s property located at 114 7 Mile Dr Ithaca, NY 14850 . ❑The first requirement for the pole is the lease of a 2500 square foot space,with access to a main driveway . ❑The initial lease term is five (5 )years with five (5 ) consecutive options to renew for an additional five (5 )year term (a potential total of 30 years). ❑If the lease is not renewed Liberty Towers is responsible to take down the pole at its own expense . ❑Additionally, Liberty Towers would be responsible for all engineering,construction, zoning and any other applicable fees associated with the cost of erecting the pole . THE DEAL C O N T I N U E D REVENUE F O R T H E IPW ❑The proposed monopole would be built to accommodate all four (4 )cell carriers currently in the market . ❑Each carrier would pay approximately $1500 to $2000 per month to utilize a pole for their antennas and equipment . ❑Liberty Towers would pay the IPW $1000 per month for the first carrier,20 %of the rent from the second carrier,25 %of the rent for the third carrier and 30 %of the rent for the fourth carrier . ❑Assuming all four (4 )carriers colocate on the proposed pole, the IPW would receive approximately $2 ,500 per month from one site .($30,000 per y e a r ) THIRTY -YEAR REVE N U E S H A R I N G PAYMENT T O T H E IPW ❑In accordance with the proposed Lease Terms,there is a potential for a 30 -year agreement between the IPW and Liberty Towers . ❑The potential IPW revenue over the 30 -year term is as follows : ❑30 years at $2 ,500 per month (with 3 %increase annually)= $1 ,427 ,262 .47 . ➢Assuming 4 carriers ❑30 years at $1900 per month (with 3 %increase annually)= $1 ,084 ,719 .48 . ➢Assuming 3 carriers AESTHETICS ❑The proposed site location will be determined based upon a number of variables, the aesthetics of the surrounding area being a determining factor. Existing Monopole Site PHOTOS OF E X I S T I N G S I T E S ADVANTAG E S O F T H E D E A L ❑There is a need for greater cell coverage from all providers in the surrounding area . ❑Mobile phone coverage is essential in emergency situations . ❑The pole will generate revenue for the IPW. ❑The IPW will have a say in where the pole is located . ❑There is a need for additional cell coverage, even without this deal –why not have it benefit the IPW? QUESTIONS ? Jim McMahon Liberty Towers