HomeMy WebLinkAboutTB Packet 2018-03-26 Study Session of the Ithaca Town Board
Monday, March 26, 2018
AGENDA
1. Continue discussion regarding Easement Management and developing a policy
2. Consider authorization for the acquisition of approximately 38+/- acres of real property
on Culver Road from Finger Lakes Land Trust for the preservation of open space, and for
completion of the transaction
SEQR Authorization
3. Consider authorization for the Supervisor to execute easements associated with the Ellis
Hollow Watermain and Tank project
4. Consider authorization for the Supervisor to sign an amendment to an existing contract
for the easement maps associated with the Ellis Hollow Watermain and Tank project
5. Consider authorization to submit a grant application to New York State DOT Bridge NY
for Town Line Road over Lick Brook bridge replacement BIN 3210050
6. Consider authorization for the Supervisor to sign a contract associated with the Route
96/Trumansburg Rd Pedestrian Corridor Study
7. Ratify appointment of Deputy Highway Superintendent—Rich Tenkate
8. Committee Reports
a. P&O
b. Planning
c. Public Works
d. Budget
e. Ad Hoc Committees
9. Consider approval of Town of Ithaca Abstract
10. Review of Correspondence
11. Adjournment
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January 3,2018
Mr. Bill Goodman
Supervisor,Town of Ithaca
215 N.Tioga St.
Ithaca,NY 14850
Dear Bill:
The Finger Lakes Land Trust recently completed the acquisition of the 73.6 acre Babcock property—
located on Culver Road within the proposed West Hill Wildway.
As per our previous discussions,the Land Trust hopes that the Town will consider purchasing the western
portion of the property(37.99 acres,as delineated in the enclosed survey)as an addition to its adjacent
conservation lands. The Land Trust intends to sell the eastern portion (35.64 acres)to a private
individual,subject to a perpetual conservation easement that will prohibit subdivision and limit
development to a single home and associated outbuildings.
The Land Trust seeks $96,312.00 from the Town for the purchase of the western portion of the property.
This is less than the land's appraised fair market value and the proposed price reflects the tract's
proportional share of the Land Trust's purchase of the entire tract($180,000)as well as half of the cost of
the property survey and appraisal(totaling$4,200).
1 have enclosed a copy of the survey, appraisal,and a map highlighting the Babcock tract's proximity to
existing conservation lands for your review. Please don't hesitate to contact me if you have any questions
or would like to discuss.
Thanks very much for yo ' artnership and your consideration of this proposal.
Sincerely,
ter..
Andrew E. Z
ExecutiveQj ire or
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APPRAISAL REPORT
BABCOCK PROPERTY
CULVER ROAD
TOWN OF ITHACA
TOMPEI NS COUNTY,NEW YORK
MADE FOR:
Andrew Zepp
Executive Director
Finger Lakes Land Trust,Inc.
202 East Court Street
Ithaca,New York 14850
PREPARED BY:
Kenneth V. Gardner II
NORTH EASTAPPRAISALS&MANAGEMENT CO.,INC.
PO Box 4805
Ithaca,New York 14852-4805
(607)272-9500
DATE OF VALUATION:
September 12, 2017
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September 20,2017
Andrew Zepp
Executive Director
Finger Lakes Land Trust,Inc.
202 East Court Street
Ithaca,New York 14850
RE: Appraisal Report—Babcock Property, Culver
Road,Town of Ithaca,Tompkins County,New
York
Dear Andy:
In accordance with your request,I have made an appraisal of the above referenced property
which includes a total land area of 72.1 acres with extensive frontage on the northeasterly side of
Culver Road, a short distance northwest of its intersection with Bostwick Road. As instructed,
this appraisal analyzes the market value of the property as 2 parcels in part defined by the
property's noncontiguous frontage that will likely be marketed separately. Parcel 1 includes
approximately 37.7 acres and makes up the northwesterly portion of the property,while Parcel l
includes 34.4 acres of the southeasterly portion of the property. The property is currently owned
by Babcock Enterprises and can be further identified as Town of Ithaca Tax Parcel#31.-1-14.2.
The objective of this assignment is to estimate the market value of Parcel 1 and Parcel 2 as of the
date of valuation. This report will be utilized by the Finger Lakes Land Trust,Inc. for future
marketing efforts. The property is currently owned by Babcock Enterprises but is under contract
with Finger Lakes Land Trust,Inc. The following appraisal report presents summary discussions
of the data,reasoning and analysis developed as part of the appraisal process supporting the
opinion of 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
September 12,2017 was:
,
� WIM:;.�
PO Box 4805 Ithaca, NY 14852-4805 (607)272-9500 nea9500@earthlink.net
Page 2
Andrew Zepp
September 20,2017
This appraisal is subject to the Assumptions and Limiting Conditions set forth on the following
pages.
Attached is my appraisal report.
Very truly yours,
NORTHEAST APPRAISALS&MANAGEMENT CO., INC.
Kenneth V. Gardner 11,President
Certified General Real Estate Appraiser
N.Y.S. ID#46000006334
KVG/vcg
Attachment
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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
Property Rights Appraised ....................................................... 2
Appraisal Process .................................................................. 2
Scopeof Work...................................................................... 3
Definition of Market Value ....................................................... 3
AreaAnalysis ....................................................................... 4
Description of the Market Area ................................................... 6
Description of the Subject Property .............................................. 6
Zoning ................................................................................ 11
Assessment and Taxes .............................................................. I 1
Ownership and Sales History ......................................................11
Special Risk Factors ............................................................... 12
Highest and Best Use Analysis .................................................. 12
Marketing Period and Exposure Time .......................................... 13
Methods of Valuation ............................................................ 13
Sales Comparison Approach .................................................. 13
Final Value Conclusion and Summary ......................................... 23
Addenda............................................................................ 24
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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.
I certify that,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
requirements of the Code of Professional Ethics and the Standards of Professional Appraisal
Practice of the Appraisal Institute.
I certify that the use of this report is subject to the requirements of the Appraisal Institute relating
to review by its duly authorized representatives.
This report has been made in conformity with the Uniform Standard of Professional Appraisal
Practice of the Appraisal Foundation and specifically is in compliance with the Competency
Provision of the Uniform Standards.
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.
enneth V. Gardner Il
Certified General R.E.Appraiser
N.Y.S. ID#46000006334
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UNDERLYINGASS UMPTIONSAND LIMITING CONDITIONS
This appraisal report has been made with the following assumptions and limiting conditions.
1. 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.
2. Unless otherwise stated,the property is appraised free and clear of any or all liens or
encumbrances.
3. The information finished by others is believed to be reliable but I assume no responsibility
for its accuracy. Responsible ownership and competent property management is assumed.
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.
7. 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.
8. 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.
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.
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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 or the M.A.I.designation)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.
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SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS
OWNER: Babcock Enterprises Under Contract To
Finger Lakes Land Trust,Inc.
LOCATION: Culver Road,Town of Ithaca,Tompkins
County,New York
TYPE OF PROPERTY: Residential/Recreational Development
Acreage
LAND AREA: Parcel I—37.7 Acres
Parcel 2—34.4 Acres
BUILDING IMPROVEMENTS: None
LAND IMPROVEMENTS: Water, Sewer,Gas,Electricity Service
Available At Road Frontage
PROPERTY RIGHTS APPRAISED: Fee Simple
DATE OF INSPECTION: September 12,2017
DATE OF VALUATION: September 12,2017
REPORT PREPARATION: September 2017
VALUE ESTIMATES VIA:
Parcell Parcel
VIA COST APPROACH: Not Applicable Not Applicable
VIA SALES COMPARISON APPROACH: $123,000 $112,000
VIA INCOME APPROACH: Not Applicable Not Applicable
FINAL MARKET VALUE ESTIMATE: $123,000 $112,000
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IDENTIFICATION OF THE SUBJECT PROPERTY
The subject property includes a total land area of 72.1 acres located on the northeasterly side of
Culver Road, a short distance north of its intersection with Bostwick Road in the Town of Ithaca,
Tompkins County,New York. This appraisal analysis considers the total land area divided into
2 parcels in part defined by the existing road frontage. Parcel 1 is estimated to have a land area
of approximately 37.7 acres while Parcel 2 will have a land area of approximately 34.4 acres.
This property has very good development potential due to its extensive road frontage and is in an
area where extensive acreage has been conserved. The property is currently owned by Babcock
Enterprises but is under contract to be sold to the Finger Lakes Land Trust,Inc. The property
can be further identified as Town of Ithaca Tax Parcel#31.-1-14.2.
OBJECTIVE AND INTENDED USE OF THE APPRAISAL
The objective of this appraisal is to estimate the market value of the subject property as 2
separate parcels having a land area of 37.7 acres and 34.4 acres,respectively. This report is
being prepared at the request of the Finger Lakes Land Trust,Inc. and will be utilized to provide
pertinent information to assist in the future marketing of these properties.
ASSIGNMENT CONDITIONS,LEWTATIONS&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—A survey of the subject property as a whole or divided was not avair total land
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area is based on an estimate provided by the Finger Lakes Land Trust,Inc. The division of the property is
estimated based on the mapping provided. Until a survey is prepared,the exact acreage of Parcel l and
Parcel 2 cannot be confirmed.
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 or consulting reports involving the subject property have been
prepared by this appraiser within the last 5 years.
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.
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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. Based
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 ofthe research and analysis
performed to complete this appraisal.
Property Inspection
The subject property includes a total of 72.1 acres of residentiaVrecreational development
acreage. This appraisal analysis considers the total land area divided into 2 parcels,in part
defined by the existing road frontage of 37.7 acres and 34.4 acres,respectively. An inspection of
the subject property was conducted by the appraiser. Photographs depicting the property were
taken at that time. Please refer to the UnderijdngAssumptions 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 Finger Lakes Land Trust,Inc. 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
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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
property sold unaffected by special or creative financing or sales concessions granted by anyone
associated with the sale.
Source. Appraisallnstitute, The Dictionary ofReal Estate Appraisal,Fourth Edition(Chicago.Appraisal institute
2002) 178.
AREA ANALYSIS
The subject property is located in the Town of Ithaca approximately 1 mile 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 2016 population of approximately 104,871 which represents a 3.2%
increase over its 2010 population of 101,594. The population of the City of Ithaca has increased
approximately 2.5%during that same period and is currently at approximately 30,756 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 21,200, including graduate students. Ithaca College has a student
population of approximately 6,400. Both are four year co-educational institutions. Tompkins-
Cortland Community College(TC3), located in Dryden,is a two year college with
approximately 3,800 undergraduate students. In addition,the Ithaca Public School System 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.
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Cultural and recreational facilities are provided through active community organizations,as well
as through Cornell University and Ithaca College. Major symphonies, touring artists,etc.visit
the city under various auspices. Schoelkopf Field at Comell University has seating for over
20,000 persons.
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. Additional area information is included in the Addenda of this report.
DESCRIPTION OF THE MARKET AREA
The subject property is located approximately 1 mile 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 State Route 13A(Five
Mile Drive) intersects with Bostwick Road,a short distance east of the subject property and
provides a bypass for traffic from the'Elmira Road corridor to the West End of the City of Ithaca
Commercial and light industrial development in this area is confined primarily to the immediate
Elmira Road corridor,however near the subject property on Bostwick Road is the location of the
Tompkins County Highway Department as well as the school bus garage for the Ithaca City
School District. Surrounding the subject property development includes a mixture of residential,
agricultural and recreational uses. 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 of Ithaca. Residential development continues to occur
sprawling in all directions from the City of Ithaca Although the subject property is in a
Conservation Zoning District,it has significant potential for development because of its
extensive road frontage on Culver Road. In the immediate area 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
Parcel I
This portion of the subject property includes approximately 37.7 acres based on the available
mapping. It includes the northwesterly portion of the property and has approximately 1,990' of
frontage on the northeasterly side of Culver Road. The land slopes mildly to moderately in
topography and includes a mixture of wooded and open land.
Parcel 2
This property includes 34.4 acres of land making up the southeasterly portion of the subject
property. The parcel is extremely irregular in shape and has approximately 1,699' of frontage on
the northeasterly side of Culver Road. This land is generally moderately sloping in topography
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Code Soo Description Aces orlield class hay Con silage hay Ile9Y me Pasture Oals ,sheat Wheal potatoes grass
Howard gravelly loam„5
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slopes
HdA Howard gravelly loam,0 13.10 18.1% Its 4 79 16 3 5 60 34
to 5 percent slopes
BgC Bath and Valois ad 6 to 11.78 18,3% Ille 3 96 17 2 4 8 33 18 2 12
15 percent all
HdD Howard gravelly loam,15 9.41 13.0% IVa 3 60 12 2 4 49 26
to 25 percent slopes
Hudson slily day loam,6
HsC3 to 12 percent slopes, 5.80 8.0% IVa 4 16 3 7 52 36 3
eroded
Langford channery silt
LaB loam,2 to 8 percent 5.48 7.6% 11w 3 68 2 4 52 30 202
dopes
Pits Phelps gravely sift loam, 2.861 4.0% Ile 82 16 4 7 71 41
3 to 8 percent slopes
Howard gravelly loam,5
HdCK to 15 percent complex 2.71 3.7% Ilia 4 68 14 3 5 56 30
slopes
Howard and Palmyra
HpE soils,25 to 35 percent 1.90 2.6% Via
slopes
GP I Gravel pits 1.29 1.8%
Bath and Valois soils,15
BgO to 25 percent slopes, 1.25 1.7% IVa 2 74 11.2 2 4 6 28 16
eroded
Hudson silty day loam,
HsD3 12 to 20 percent slopes, 1.25 1.7% IVe 3 14 2 6 48 28 2
eroded
HpF Howard and Palmyra 0.77 1.1% Vile
with some areas that are rather steep. The majority of the parcel is open land with only limited
areas of woods. Attractive views are available to the southeast
ZONING
The subject property is located in the C, Conservation Zoning District. In part,the purpose of
the Conservation Zoning District is to recognize areas having natural features of significance that
should be preserved. Primary uses permitted within the Conservation District include single
family and 2 family dwellings as well as agricultural uses and forestry. The minimum lot size
for a single family residence is 7 acres with 300' of road frontage. A copy of the zoning map
and excerpts from the zoning ordinance are included in the Addenda of this report.
ASSESSMENT AND TAXES
The subject property is identified as Town of Ithaca Tax Parcel#31.-1-14.2. This parcel is
assessed as having a land area of only 60.2 acres compared to the 72.1 acres estimated by the
mapping available for this assignment. It is currently assessed for$96,500, which is reported to
be representative of 100%full value. Estimated real estate taxes are approximately$2,970.
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.
OWNERSHIP AND SALES HISTORY
The subject property is currently owned by Babcock Enterprises evidenced by a deed recorded in
the Tompkins County Clerk's Office at Liber 2507 Page 3495. There have been no transfers of
the subject property within 10 years of the date of valuation.
PURCHASE OR LISTING AGREEMENT
To my knowledge the property has not been listed for sale. A purchase contract has been
executed for the sale of the property to the Finger Lakes Land Trust, Inc. The reported contract
price is$180,000.
The Finger Lakes Land Trust,Inc.has been active in this area preserving land. Often land is
transferred to the Finger Lakes Land Trust, Inc. based on some or all of the consideration for the
property as a charitable contribution. Based on market activity,the contract price appears to be
below market.
FLOOD ZONE
The subject property is located in an area designated as having a minimal risk of flooding.
north east
appraisals
12
OCCUPANCY AND CURRENT LEASES
Both Parcel 1 and Parcel 2 are 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
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 72.1 acres on the northeasterly side of Culver
Road in a suburban market area approximately 1 mile 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 is well suited for development as it has extensive road frontage. It is
located in an area zoned Conservation District which allows development on sites having a
minimum size of 7 acre,which is consistent with market demand. The property is in an area
where extensive acreage has been preserved recognizing the unique natural features of the area.
north east
appraisals
e ntaiwwa�nur canuc.
13
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:
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 Investieation
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 as well as the Town of Enfield 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#12
reflect a broad array of properties including residential building lots as well as large parcels of
residential/recreational acreage. These sales define the market for the subject property.
north east
appraisals
14
SUMMARY OF �U&-R-EL,-T-ACII—VITY
Analyzed
Sale# Location Sale Date Price Acreage Price/Acre
1 Bostwick Road 05/13/16 $18,300 1.14 $16,053/Acre
T/Enfield#1.0:1-18.63
2 Seven Mile Drive 05/11/15 $38,000 1.6D $23,750/Acre
T/Ithaca#32.-2-15
3 Seven Mile Drive 0326/13 $38,000 1.84 $20,652/Acre
T/Ithaca#32.-2-14
4 Calkins Road 0625/15 $30,000 3.00 $10,000/Ave
T/Ithaca#33.-14.12
5 Calkins Road 06/01/15 $30,000 3.00 $10,000/Ave
T/Ithaca#33.-14.13
6 Bostwick Road 01/15/16 $64,000 5.86 $10,922/Ave
T/Ithaca#32:2-3.23
7 Elmira Road 0421/15 $111,000 20.42 $5,436/Ave
T/Newfield#4-1-672
8 Coddington Road 02/16/17 $135,000 45.47 $2,969/Ave
T/Ithaca#46.-1-15.222
9 Mecklenburg Road 02/01/16 $140,000 45.76 $3,059/Acre
T/Enfield 99.-2-5.2
10 Culver Road 05/13/16 $159,900 61.78 $2,588/Ave
T/Ithaca#32-1-9
11 Bundy Road 02/09/17 $305,000 66.98 $4,554/Acre
T/Ithaca#24.4-62
12 Mecklenburg Road 02/10/17 $426,369 12920 $3,300/Ave
T/Ithaca#28.-1-10.412
Sales#8,#9,#10 and#11 were selected as being the most representative of the market for the
subject property as Parcels 1 and 2. It should be recognized that Sales 48,#10 and#11 are also
located in the Town of Ithaca while Sale#9 is located in the Town of Enfield,a short distance
from the Town of Ithaca municipal boundary. Sale#10 is particularly relevant as it involves a
recent sale of residential/recreational acreage also fronting on Culver Road. 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, utilities,zoning as well as other factors.
north east
appraisals
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NORTH EAST APPRAISALS&MANAGEMENT CO.,INC. rrHACA, NEW YORK 1
SALE INFORMATION SALE # 8
TYPE OF PROPERTY Residential/Recreational Acreage
LOCATION Coddington Road TAX MAP NO. 46.-1-15.222
(Street/Road)
Ithaca Tompkins NY
(City/Village) (Town) (County) (State)
GRANTOR May, Eleanor GRANTEE Bar en. Frederick
DATE OF CONTRACT 02/16/17 DATE RECORDED 02/16/17 Liber 2017 Page 1743
INDICATED SALE PRICE $135.000 VERIFIED SALE PRICE $135.000
VERIFIED Grantee/Public Records
SERVICES W/S/G/E ZONING LDR/C
COMMENTS:
DESCRIPTION: Location: Southwesterly side of Coddington Road adjacent to a residential
subdivision and lands of the The Nature Conservancy.
Type: Residential/Recreational Access: Limited
Acreage
Size: 45.47 Acres Features: Open and wooded land bisected
by powerline
Topography: Mild to moderate Improvements: None
slopes
Sale Analysis
$135,000 _ 45.47 Acres = $2,969/Acre p
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NORTH EAST APPRAISALS &MANAGEMENT CO., INC.,ITHACA NEW YORK
SALE INFORMATION SALE # 9
TYPE OF PROPERTY Residential/Recreational Acreage
LOCATION Mecklenburg Road TAX MAP NO. 9.-2-5.2
(Street/Road)
Enfield Tompkins NY
(City/Village) (Town) (County) (State)
GRANTOR Baker, James GRANTEE Zimmerman. Alvin
DATE OF CONTRACT 02/01/16 DATE RECORDED 02/01/16 Uber 2016 Page 1133
INDICATED SALE PRICE $140.000 VERIFIED SALE PRICE$140.000
VERIFIED Grantee/Public Records
SERVICES E/T ZONING None
COMMENTS:
DESCRIPTION: Location: Southern side of Mecklenburg Road a short distance west of the
Town of Ithaca municipal boundary.
Type: Residential/Recreational Access: Limited frontage
Acreage
Size: 45.76 Acres Features: Open agricultural land
Topography: Mildly sloping Improvements: None
Sale Analysis
$140,000 _ 45.76 Acres = $3,059/Acre
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NORTH EAST APPRAISALS&MANAGEMENT CO., INC. ITHACA NEW YORK
SALE INFORMATION SALE # 10
TYPE OF PROPERTY Residential/Recreational Acreage
LOCATION Culver& Bostwick Roads TAX MAP NO. 32.-1-9*
(Street/Road)
Ithaca Tompkins NY
(City/Village) (Town) (County) (State)
GRANTOR _Meigs, Marcia GRANTEE Town of Ithaca
DATE OF CONTRACT 05/13/16 DATE RECORDED 05/16/16 Liber 2016 Page 5177
INDICATED SALE PRICE $159.900 VERIFIED SALE PRICE $159.900
VERIFIED Grantee/Public Records
SERVICES W/S/G/E ZONING C
COMMENTS: * Also includes T/Ithaca Tax Parcels #31.-6-1.22 & #31.-6-1.23
DESCRIPTION: Location: Near intersection of Culver Road and Bostwick Road 1 mile
southwest of the City of Ithaca.
Type: Residential/Recreational Access: Limited to eastern portion of
Acreage the property
Size: 61.78 Acres Features: Mostly wooded
Topography: Moderate to steep Improvements: None
slopes
Sale Analysis
$159,900 _ 61.78 Acres = $2,588/Acre
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NORTH EAST APPRAISALS &MANAGEMENT CO., INC., rrHACA, NEW YORK
SALE INFORMATION SALE # 11
TYPE OF PROPERTY Residential/Recreational Acreage
LOCATION Bundy Road TAX MAP NO. 24.-4-6.2
(Street/Road)
Ithaca Tompkins NY
(City/Village) (Town) (County) (State)
GRANTOR GY Corporation GRANTEE Ka on, Fredric
DATE OF CONTRACT_02/09/17 DATE RECORDED 02/09/17 Liber]7� ,, Page 1490
INDICATED SALE PRICE $305.000 VERIFIED SALE PRICE $305.000
VERIFIED Grantee/Public Records
SERVICES W/S/G/E ZONING MDR
COMMENTS:
DESCRIPTION: Location: Northwestern portion of Town of Ithaca just west of NYS Route 96.
Type: Residential Development Access: Good frontage on 2 roads
Acreage
Size: 66.98 Acres Features: Open land with views
Topography: Mildly sloping Improvements: None
Sale Analysis
$305,000 _ 66.98 Acres = $4,554/Acre
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SALES COMPARISON TABLE
ResidendallRecreadonaiDevelopmentAcreage
Parcel I
....... -S-U-e-ct- "--Sa-1e#8 Sale#11
._. _111W� ............
GRANTORMa Baker C
....................................................................... ..................
GRANTEEBarken Zimmerman T/Ithaca Kardon
................
LOCATION Culver Road Coddington Road Mecklenburg Rd. Culver Road Bundy Road
T/Itbaca T/Ithaca T/Enfield T/Ithaca T/Ithaca
TAX PARCEL# P/O 031.4-14.2 #46.-11-15.222 #9.-2-52 #32.4-9 #24.-".2
SALE YDATE -WA—� �VW�7 �7AI116 7�511311C �V091ff
SALE PRICE N/A $135000 $140 $159,900
�000 $305000
.............
ACREAGE 37.7d:Ac. 45.47 Ac. 45.76 Ac. 61.78 Ac. 66.98 Ac.
SERVICES E
-g—-" -'WI—SIGIE'"
�MG
ZONING C LDR/C None C MDR
FRONTAGE Good Limited Avemae Limited Good
.......... ............ -—-----
Analyzed
Price/Acre N/A $2,969/Acre S3,059/Acre S2,588/Acre S4,554/Acre
Rights Conveyed Fee Simple FS S2,969/Acre FS S3,059/Acre FS$2,588/Acre FS 54,554/Acre
Conditions of Sale Normal $2,969/Acre $3,059/Acre $2,588/Acre $4,554/Acre
Market Trend Stable13
$2 9691Acre $3
......... —,059/Acre . .......I2,5188lAcro..................W-1"/ c-re-
............. .............. ... . ................ ........... ----........... ......................
Location 0 0 0 -10
Size 0 0 +10 +10
Access/Frontage +15 +10 +15 0
Utilities - 5 0 0 -15
Zoning 0 0 0 -15
Other 0 -A 0 0
Net Adjustments +10 +10 +25 30
ANALYZED PRICE S3,266/Acre $3,365/Acre $3 U5/Acre 1.188/Acre
..............
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. All sales have occurred within 20 months of the
date of valuation. No adjustment for market trend is wan-anted.
Location-Sales#8,#9 and#10 are located in similar competing areas therefore no
adjustments are warranted. Sale#11 is located in an area where significant multi family and
commercial development has occurred requiring a minus adjustment.
Size-Sales#8 and#9 include relatively similar in size parcels requiring no adjustments.
Sales#10 and#11 are larger parcels therefore plus adjustments are made since larger parcels of
residential/recreational acreage typically sell at a lower pricelacre.
north east
appraisals
21
Access/Frontage—Sales#8,#9 and#10 have inferior access and/or frontage compared
to the subject property therefore plus adjustments are made. No adjustment is necessary for Sale
#11.
Utilities—Sales#9 and#10 are located in areas with similar utilities requiring no
adjustments. Sales#8 and#11 are located in areas with superior services requiring plus
adjustments.
Zoning—No adjustments are necessary for Sales#8, #9 and#10. Sale#11 is located in
an area that is zoned for a much higher density of development,requiring a minus adjustment.
Other—No adjustments are necessary.
Comparable Sales#8,#9,#10 and#11 indicate values of$3,266/Acre,$3,365/Acre, $3,235/Acre
and$3,188/Acre,respectively. Based on the analysis of these sales,it is my opinion that the
value of Parcel 1 including 37.7 acres as of September 12,2017 Was$3,250/Acre or$123,000
(37.7 Acres x$3,250/Acre=$122,525;Call $123,000).
SALES COMPARISON TABLE
ResidentiaURecreational Development Acreage
Parcell
#11
_ ... mmµ .... ...-
GRANTOR BakerMei - GY
GRANTEE - Barken Zimmerman _T/Ithaca Kardon _ .
LOCATION wmwmw Culver Road Cuddington Road Mecklenburg Rd. Culver Road Bundy Road
T/Ithaca T/Ithaca T/Enfield T/Ithaca T/Ithaca
TAX PARCEL# P/O#31-1-14.2 #46-1-15.222 #9-2-5.2 #32:lA #24.-4-6.2
-�.. _ . �.. �._ mwmwmw _ __-
SALE DATE N/A 02/l6/l7 02/01/16 05/13/16 02/09/17
SALE PRICE„ N/A _5135000 ffi140,000 $159900 m' $305.000 m wml
ACREAGE 34.41 Ac. 45.47 Ac. 45.76 Ac, 61.78 Ac. 66.98 Ac.
SERVICES___..,....-..m ...,..W..m.W�em.- �..�..w. �,.. n.....
E W/F/G E E W/S/G/E
ZONING C LDR/C None C MDR
FRONTAGE Good Limited Averee Limited _ Good
YTR _
Anal d
Price/Acre N/A $2,w.. 969/Acre $3,059/Acre $2,588/Aae $4,554/Acre�� -
Rights Conveyed Fee Simple FS$2,969/Acre FS$3,059/Acre FS$2,588/Acre FS$4,554/Acre
Conditions of Sale Normal $2,969/Acre $3,059/Acre $2,588/Acre $4,554/Acre
Market Trend Stable $2 969/Acre $3,059/Acre-.,.w $2 588/Acre $4 554/Acre
,e w.,,_._..._..... �.....w �. ._.
Adlmatme��°,✓d � ,,
Location 0 0 0 10
Size 0 0 +10 +10
Access/Frontage +15 +10 +15 0
Utilities - 5 0 0 -15
Zoning 0 0 0 - 15
Other 0 0 0 0
Net Adjustments +10 +10 +25 -30
ANALYZED PRICE.m $3t266/Acre _ $3365/Acre S3r235/Acre ,_. $3 188/p`cre............a .
north east
appraisals
a nwnuicanourw.rnrc..
22
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. All sales have occurred within 20 months of the
date of valuation. No adjustment for market trend is warranted
Location—Sales#8,#9 and#10 are located in similar competing areas therefore no
adjustments are warranted. Sale#11 is located in an area where significant multi family and
commercial development has occurred requiring a minus adjustment.
Size—Sales#8 and#9 include relatively similar in size parcels requiring no adjustments.
Sales#10 and#I I are larger parcels therefore plus adjustments are made since larger parcels of
residential/recreational acreage typically sell at a lower price/acre.
Access/Frontage—Sales#8,#9 and#10 have inferior access and/or frontage compared
to the subject property therefore plus adjustments are made. No adjustment is necessary for Sale
#11.
Utilities—Sales#9 and#10 are located in areas with similar utilities requiring no
adjustments. Sales#8 and#11 are located in areas with superior public services requiring plus
adjustments.
Zoning—No adjustments are necessary for Sales#8,#9 and#10. Sale#11 is located in
an area that is zoned for a much higher density of development,requiring a minus adjustment.
Other—No adjustments are necessary.
Comparable Sales#8,#9,#10 and#11 indicate values of$3,266/Acre,$3,365/Acre, $3,235/Acre
and$3,188/Acre,respectively. Based on the analysis of these sales,it is my opinion that the
value of Parcel 2 including 34.4 acres as of September 12,2017 was$3,250/Acre or$112,000
(34.4 Acres x $3,250/Acre=$111,800; Call $112,000).
.............
north east
appraisals
,,, &MANAMMENTODAC
23
FINAL VALUE CONCLUSION AND SUMMARY
The Sales Comparison Approach is relied upon to estimate the market value of Parcell and
Parcel 2. These parcels have relatively similar characteristics. Parcel l has generally a more
favorable topography which is offset by superior views available from portions of Parcel 2.
Based on the Sales Comparison Approach,it is my opinion that the value of the following
parcels as of September 12,2017 was:
north east
appraisals
6 MANAGENEM COMIC.
24
ADDENDA
PAGE
Subject Property Assessment Information ................................. 25
Zoning Information ............................................................ 28
Tompkins County Profile ...................................................... 39
Appraiser's Qualifications .................................................... 47
north east
appraisals
6 MMUSSWEW COANC.
8/9/2017 Printer Friendly Report-Image Male Online
25
Q��es co`
~� Property Description Report For: 230 Culver Rd,
Municipality of Ithaca
Status: Active
Roll Section: Taxable
Swig: 503089
Tax Map ID it: 31.-l-14.2
No Photo Available Property Class: 322-Rural vac>30
Site., RES 1
In Ag. District: No
Site Property Class: 322- Rural vac>10
Zoning Code: -
Neighborhood Code: 30020
Total Acreage/Size: 60.20 School District: Ithaca
Land Assessment,. 2017-$96,500 Total Assessment: 2017- $96,500
Full Market Value: 2017-$96,500
Equalization Rate: --- Property Desc:
Deed Book: 2507 Deed Page: 3495
Grid East: 830934 Grid North: 885596
Area
Living Area: 0 sq.ft. First Story Area: 0 sq. ft
Second Story Area: 0 sq.ft. Half Story Area: 0 sq. IL
Additional Story Area: 0 sq. ft. 3/4 Story Area: 0 sq. fL
Finished Basement: 0 sq.ft. Number of Stories: 0
Finished Rec Room 0 sq. ft. Finished Area Over 0 sq. ft
Garage
Structure
Building Style: 0 Bathrooms(Full- Half): 0 - 0
Bedrooms: 0 Kitchens: 0
Fireplaces: 0 Basement Type: 0
Porch Type: 0 Porch Area: 0.00
Basement Garage Cap: 0 Attached Garage Cap: 0.00 sq. ft.
Overall Condition: 0 Overall Grade:
Year Built:
8/9/2017 Printer Friendly Report-Image Mate Online
26
Owners
Owner Information Not Available
Sales
Property Sale Value Arms Addl. Deed Book
Sale Date Price Class Type Prior Owner Usable Length Parcels and Page
6/5/2002 $1 322 - Land Babcock, No No Yes 2507/3495
Rural Only John
vac>10
Utilities
Sewer Type: None Water Supply: None
Utilities: Electric Heat Type: 0
Fuel Type: 0 Central Air: No
Improvements
Structure Size Grade Condition Year
Land Types
Type Size
primary 1.00 acres
Residual 59.20 acres
Special Districts for 2017
Description Units Percent Type Value
FD301-Ithaca fire 1 0 0% 0
S0300-Ithaca sewer 0 0% 0
W0300-Ithaca 0 0% 0
water
Taxes
Year Description Amount
*Taxes reflect exemptions, but may not include recent changes in
assessment.
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911912017 Town of Ithaca,NY Conservation Zones
29
Article V: Conservation Zones
§270-10 Purpose.
A. It is the purpose of the Conservation Zone to preserve the outstanding natural features in certain areas of the Town, as
described in the Town of Ithaca Comprehensive Plan,as amended from time to time,and to provide a regulatory framework
through which development can occur with minimal negative environmental impact in these areas.Among the natural values
and ecological Importance of these areas are their diversity as a plant and wildlife habitat, their existence as biological
corridors,their importance for natural drainage features,,their scenic views and rural character,and their importance as an
educational and recreational resource. In addition, certain lands in the Conservation Zones contain large areas of steep
slopes,wetlands,highly erodible or poorly drained soils and, in one instance,the City of Ithaca water supply,which must be
taken into consideration in planning for future development
[Aimended 1-11-2.G1"°9.1 by L-11... No 1-299'10;3-12-2W2.by P....9. No 3-2012.]
B. It is a further purpose of the Conservation Zone to preserve existing areas of contiguous open space, prevent unnecessary
destruction of woodland areas, preserve natural stormwater retention and water quality functions, preserve existing and
potential agricultural land and promote appropriate development densities and flexibility of design and development of land.
Developers should be encouraged to use mechanisms to accomplish these objectives. Such mechanisms could Include
enlarged buffer areas,conservation easements,deed restrictions,and public or semipublic land dedications.
[Ame"ded 1.1'p 2010 by 11...9.. No1-2010]
C. Certain of the areas included in Conservation Zones, in recognition of their natural and ecological significance, have been
designated by the Tompkins County Environmental Management Council as Unique Natural Areas. It is a further purpose of
this Conservation Zone to preserve the natural resources and scenic beauty of the areas to promote tourism as an important
economic benefit to the Town of Ithaca.
§270-11 Permitted principal uses.
In a Conservation Zone, no building shall be erected or extended and no land or building or part thereof shall be used for other
than any of the following purposes:
A. A one-family dwelling,except a mobile home,to be occupied by no more than:
(i) One family,or
(2) One family plus no more than one boarder,roomer,lodger or other occupant.
B. A two-family dwelling provided that:
(i) Each dwelling unit is occupied by no more than one family;and
(2) The floor area of the second dwelling unit Is not more than So%of the floor area excluding the basement of the primary
dwelling unit except where the second dwelling unit is constructed entirely within the basement area, it may exceed
So%
C. Garden,nursery or farm.
D. Roadside stand or other structure, not exceeding Soo 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.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.
E. Forest management and other forest resource uses.Timber harvesting shall be subject to the requirements in§27o-22L..
[Amended 3-12-2012 by L.L.No.3-2012]
F. Public water supply. IV
G. Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in§27o-219.4.
[Added 6-11-2006 by L.L.No, 13-20061
H. In addition to the uses of barns as principal buildings on farm lots pursuant to Subsection C,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. Any such building may be used for any of the
permitted principal uses in the Conservation 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 issued for
construction of another principal building on the lot, 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.
[Added 3-112017 by L.L. No, 6 2017]
§270-12 Principal uses authorized by special permit only.
The following uses are permitted in a Conservation 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.
B. Public, parochial and private schools, public library, public museum, day-care center, nursery school, hospital, and any
Institution of higher learning including dormitory accommodations.
[Amended 612-7.006 by L.L. No.9-20061
C. Publicly owned park or playground,including accessory buildings and improvements.
D. Fre station or other public building necessary to the protection of or the servicing of a neighborhood.
E. Roadside stand or other structure,exceeding Soo square feet but not more than 2,5oo 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.
F. Bed-and-breakfaust,.
G. Equestrian facility,provided that adequate provision is made to prevent nuisance to adjoining properties and provided:
[Added 8-1-2005 by I..L. No.'7...200S]
(t) The lot size is at least two acres(three acres if public sewers are not available);
(2) There is a nonoccupied and unused buffer of at least 50 feet around the perimeter of the lot;
(3) Any building in which farm aniimals are kept shall beat least too feet from any lot line or street One;and
(4) No manure shall be stored within too feet of any lot line or street line.
H. Deposit,removal or moving of earth,fill or related products consisting of more than so cubic yards of material on any parcel
in any one year,as described and regulated in§270-217 of this chapter.
[Added 3-12-2012 by U.._. No..3-2012]
§270-13 Additional requirements for special permit.
The application for a special permit for any of the uses set forth in the immediately preceding section shall be made to the
Planning Board.Any required site plan shall conform to the requirements of,and be subject to the procedures contained in Article
XXIII. No building permit shall be issued unless the proposed structure is in accordance with the final site plan approved by the
Planning Board. In determining whether to grant a special permit, the Planning Board shall consider the matters set forth
elsewhere in this chapter and in addition shall grant a special permit for any of theabove uses only if it can be demonstrated that
9/192017 Town of Ithaca,NY Conservation Zones
A. The proposal is consistent with the goals and objectives of the Conservation Zone, as enumerated in the purpose section
relating to this zone
B. The proposal provides adequate measures to control stormwater runoff and minimae erosion and sedimentation;
C. The project includes adequate measures to protect surface and groundwaters from direct or indirect pollution;and
D. Off-street parking facilities are adequately buffered to minimize visual and noise impacts on surrounding areas, and are
designed to minimize the increase in impervious surfaces on the site.
§270-14 Permitted accessory buildings or uses.
The following accessory buildings or uses are permitted as of right in a Conservation Zone:
A. Accessory buildings customarily incidental to the above permitted uses.
B. Home occupations,subject to the limitations on home occupations set forth in§27o-2.19.2.
[Amended 2-12-2007 by 11...6- Na. 1-2007]
C. Wildlife rehabilitation operation as defined and regulated under six NYCRR Part i84,provided that no noise,dust,disorder,or
objectionable odor is experienced (as a result of that use) beyond the boundary lines of the property where such use is
conducted,and that no more than three additional persons not residing on the premises may be employed.
D. Day-care homes,family day-care homes,and group family day-care homes.
E. Adult day-care facilities serving no more than four clients at any one time.
F. 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.
G. Amateur radio facilities,subject to the limitations on amateur radio facilities set forth in§27o-2ig.3•
[Added 8.13-2007 by LL. No."7-2007)
H. Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in§2.70-2.19.4.
(Added 8-11-2008 try L No fi3-2008[
I. Timber harvesting,subject to the requirements in§27o-22L.
[Added 3-12-2012 by LL No,3-2012[
J. 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.
[Added 8-8-2016 by L.L. Peso. &.2016]
§270-15 Accessory buildings and uses authorized by special approval only.
The following accessory buildings or uses are permitted in a Conservation Zone,but only upon receipt of a special approval for
same from the Board of Appeals in accordance with the procedures set forth in this chapter.
A. Elder cottages.
B. A second dwelling unit in a building other than the principal building,provided that:
(1) All of the general criteria set forth elsewhere in this chapter for the Issuance of a special approval have been satisfied;
(2) The location of the second dwelling,and the building in which it is located,does not adversely Impact in any significant
manner the adjoining neighbors;
(3) The building containing such second dwelling is located at least 50 feet from any side boundary of the lot, and is not
constructed in any required front yard;
9/1912017 Town of Ithaca,NY Conservation Zones 32
(4) There is adequate off-street parking for the proposed number of occupants,including occupants of both the principal
building and the dwelling unit for which special approval is sought;
(5) The floor area of the second dwelling(inclusive of floor area on all floors dedicated to such dwelling) does not exceed
so%of the floor area of the primary dwelling on the lot;
(6) The second dwelling is located in a building that is accessory to the principal dwelling;
(7) The building containing the primary dwelling does not contain more than one dwelling.and
(8) There are no elder cottages or other buildings on the lot containing dwellings other than the building containing the
primary dwelling and the building for which special approval is sought
§270-16 Height limitations.
Except as may be specifically otherwise authorized in this chapter,in Conservation Zones no nonagricultural building shall exceed
38 feet in height from lowest interior grade nor 36 feet in height from lowest exterior grade,and no nonagricultural structure
other than a building shall exceed 30 feet in height.Nonagricultural accessory buildings shall in no case exceed is feet in height
§270-17 Yard regulations.
Except as may be specifically otherwise authorized in this chapter, In Conservation Zones yards of at least the following
dimensions are required:
A. Front yard:Not less than the average depth of the front yards of building immedlately adjacent.However,except for roadside
stands authored by§27o-ii,the front yard shall not be less than So feet nor need it be greater than 7s feet in depth.
B. Rear yard:Not less than zoo feet in depth.
C. Side yards:Each not less than So feet.
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. Buffer areas:The foregoing requirements may include any required buffer areas and shall not be in addition to any required
buffer areas.
F. Accessory buildings: In Conservation Zones,accessory buildings other than garages, and other than woodsheds meeting the
requirements of Subsection H below, may not occupy any open space other than a rear yard.The total lot area covered by
nonagricultural accessory buildings (including garages and woodsheds)may not occupy more than 1,000 square feet of any
required rear yard.Accessory buildings other than garages shall be not less than So feet from any side or rear lot line.
[Added 8-13-2012 by L.L. No. 11-2.012]
G. Garages:An attached or detached garage may occupy any yard provided that it shall be no less than So feet from the front
property line, no less than So feet from a side line, and no less than so feet (detached garages) or 200 feet (attached
garages)from a rear line.All detached garages In the aggregate shall not exceed a total of boo square feet in size.Detached
garages shall be included in the calculations of nonagricultural accessory buildings that, in the aggregate, may not occupy
more than i,000 square feet of any required rearyard.Notwithstanding the foregoing,the following shall apply:
[Added 5-13-2012 by L i_. No. 11-2012]
(i) 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.
(2) 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.
H. Woodsheds:A woodshed which has no more than loo square feet in floor area and the highest point of which is no more
than io feet above ground level may occupy a side yard,provided that the total storage space of all woodsheds in a side yard
8119017 Town of Ithaca,NY Conservation Zones 33
shall not be more than t,000 cubic feet A woodshed in a side yard shall be not less than 5o feet from any side lot line.
[AdcWd li...13..20 i 2 by LL. Na. 11 20 2
§27018 Lot coverage.
The maximum building area shall not exceed to% of the lot area. Projections described in §27o-224 are not to be included in
computing the percentage. For the purposes of this zone, roads, driveways, parking areas, and other paved areas shall be
considered buildings in computing the percentage of lot coverage.
§270-19 Size and area of lot.
Lots in Conservation Zones shall meet the following minimum requirements:
A. Minimum lot area shall be at least seven acres;and
B. Minimum lot width at the street line shall be 300 feet,and
C. Minimum width at the maximum required front yard setback line(75 feet from the street line)shall be 300 feet;and
D. Minimum depth from the street line shall be 45o feet
§270-20 Clustering.
The Planning Board is hereby authorized to require clustering of residential units as outlined In Chapter 234,Subdivision of Land,
of the Code of the Town of Ithaca, where clustering will further the purposes of the Conservation Zone, subject to the
requirement with respect to the Conservation Zone along Six Mile Creek,that where feasible,on the southwestern side of Six Mile
Creek Q.e,on the Coddington Road side of the Conservation Zone),dwelling units shall be clustered between the former railroad
grade and Coddington Road,in order to preserve the natural characteristics and scenic views of the lands adjacent to Six Mile
Creek and the city watershed properties. In such cases, the same number of dwelling units that could have been built on that
portion of the parcel between the former railroad grade and Six Mile Creek under the above density requirements when feasible
shall be transferred to the portion of the parcel between the former railroad grade and Coddington Road.This provision shall not
apply to parcels which are situated entirely between the former railroad grade and Six Mile Creek.
§270-21 Parking.
Parking requirements shall be as set forth in§270-227.
§270-22 Additional requirements and restrictions.
A. The following activities are specifically prohibited in Conservation Zones:
(1) The importation for dumping or disposal of snow or ice collected from roadways or parking lots into or within zoo feet
linear distance of any wetland or watercourse carrying water six months out of the year.
(2) The location of buildings or structures an slopes of 25%or greater,with a minimum horizontal slope length of 25 feet
B. No buildings,structures,paved areas,or storage of construction equipment or machinery shall be located within 5o feet of
the center line of any watercourse carrying water six months out of the year,or within zoo feet of the one-hundred-year-
flood boundary of any body of water or watercourse identified as'Zone W on any Flood Insurance Rate Map for the Town of
Ithaca,New York,prepared by the Federal Emergency Management Agency,(or any other generally recognized map of one-
hundred-year-flood zones)within any Conservation Zones.
(t) In the case of residential subdivisions,whether conventional or cluster,the no disturbance zone as defined above shall
be increased by up to 5o%If the Planning Board determines that such an increase is necessary to protect water quality
or to minimize the impacts of erosion and sedimentation.
(2) Unless otherwise authorized by the Planning Board,no disturbance as listed above shall be located within too feet linear
distance of any wetland. During the subdivision or site plan approval process,where there is evidence of a wetland,the
Planning Board may require a wetland delineation study to determine the potential impacts of development or
9/1912017 Town of Ithaca.NY Conservation Zones 3
disturbance on said wetland.For the purposes of this section,wetlands shall mean all wetlands,as defined in either state
or federal legislation (whichever is more restrictive)governing regulation of wetlands,of an area of more than 1ho of an
acre.
C. With respect to the Conservation Zone along Six Mile Creek,no buildings,structures, or storage of construction equipment
or machinery shall be located within loo feet of the center line of the South Hill Recreation Way.
D, The storage and land application of manure for agricultural purposes shall follow reasonable agricultural practices.Minimum
conditions for storage of solid manure are a pad of concrete and a leachate collecting system or other system reasonably
equivalent in its protection of the surrounding environment. The manure storage system should be designed to prevent
animal waste from entering any stream or water body.
E. The following apply to vegetation and landscaping:
(1) Existing native vegetation shall be maintained to the extent practicable, with conserved areas clearly defined on
proposed and approved site plans and subdivision plats. Timber harvesting shall be subject to the requirements in
Subsection L below.
(Amended 3-12-20112 by I.-L.No.3-2012]
(z) When landscaping is required by the Planning Board to enhance buffer areas, to replace existing vegetation, or
otherwise,native plant materials should be used to the extent practicable.
(3) Nonnative invasive species shall not be planted and, if present on a site, they may be removed by the site owner or
authorized agent.
[Added 3-17-2012 by L.L.No. 3..2012]
F. Scenic views,in particular those with viewing points from adjacent roads(and,in the case of the Conservation Zone along Six
Mile Creek,from Six Mile Creek and the gorge)should be preserved using practices such as the following.
(i) Avoid the siting of buildings or structures on ridgelines or hilltops.Buildings should be sited below the crest or ridgeline
of hills to preserve a natural topographic and vegetative profile.
(z) Retain existing vegetation to the extent practicable.
(3) Retain existing stone walls,fences and other features in open meadows.
(4) Regrading should blend in with the natural contours and undulations of the land.
(s) Buildings proposed to be located within significant viewing areas should be screened and landscaped to minimize their
intrusion on the character of the area.Building materials and color schemes should harmonize with their setting and be
compatible with neighboring land uses.
(6) Where possible,buildings and structures should be located on the edges of open fields and in wooded areas to minimize
visual impacts.
(7) Visibility of proposed buildings or structures from public trails within Conservation Zones should be considered so as to
minimize visual intrusion on views from the public trails..
G. Wildlife habitats and biological corridors should be preserved.Open space linkages should be encouraged to accomplish the
above. Open space and conservation easement areas shall be designed with massing and linking as guiding principles. Open
space and conservation areas both on and off site should be as contiguous as reasonably possible.
H. Roads and driveways should follow existing contours to the extent practicable to minimize the impact of cuts and fills.The
number of driveways accessing public streets shall be kept to a minimum.The appropriate use of common driveways is
encouraged.
I. The following shall apply to drainage:
(1) The Planning Board may require the preparation and submittal of a storrnwater management plan, to be approved by
the Town Engineer,for proposed special approval uses and for proposed subdivisions.
9/1912017 Town of Ithaca,NY Conservation Zones 35
(x) Existing natural drainageways should be retained where possible.
(3) In cases where a retention basin will be required,a landscaping plan shall be prepared and submitted for the Planning
Board's approval.Basin landscaping materials that enhance wildlife habitat shall be used to the extent practicable.
J. The following shall apply to lighting:
(1) Street lighting shallbe provided only where site-specific safety conditions warrant.
(z) Where street lighting is required, its location, type, and intensity shall be subject to the Planning Board's review and
recommendation to the Town Board for approval.
(3) All approved street lighting must comply with the requirements of the Outdoor Lighting Law,Chapter 173 of the Town of
Ithaca Code.
[Added 10-16-2006 by L.L. No. 12-2006)
K. Whenever a subdivision of land or a site plan is proposed in a Conservation Zone,the Planning Board may require that the
nonbuiidable areas listed above,including wetlands,slopes 25%or greater,and streams/watercourses and setbacks,be shown
on the preliminary and final subdivision plats and site plans.
[Amended:3...12...2012 by L.L.No.3-2012'
L Timber harvesting.
[Added;3..1;1:...2012 by L.L. No.3.2012 j
(1) No timber harvesting shall occur without a timber harvesting permit issued by a Code Enforcement Officer,unless such
timber harvesting is exempted from this permit requirement by Subsection L(z)below.
(z) The following shall not require a timber harvesting permit:
(a) Reasonable site clearing preparatory to construction of a building or other structure for which a building permit
has been issued,provided such site clearing does not exceed one ave
(b) Site clearing preparatory to construction of a building or other structure pursuant to a site plan approved by the
Planning Board,provided such site clearing does not exceed one acre.
(c) Clearing of land for rights-of-way or utilities.
(d) Clearing and maintenance of land for agricultural purposes Including timber operations that constitute a farm
operation,as defined by§301 of the New York Agriculture and Markets Law),where the principal use of the land is
as a farm and the land is located within a county agricultural district created under the provisions of Article 25-AA
of the New York State Agriculture and Markets Law.
(e) The harvesting of evergreens specifically planted for Christmas trees.
(f) Maintenance of trees or property through the pruning or topping of trees.
(g) Cutting, removing or harvesting trees to prevent or treat disease,to control invasive species,or to remove trees
that are dead or damaged or present safety or health hazards.
(h) Any other cutting,removal or harvesting of timber from a parcel in quantities less than 10 standard cords of wood,
or Socio board feet, as measured by the International 1/4 Inch log rule described in the U.S. Forest Service's
National Forest Log Scaling Handbook(effective October 30,2006),in any one year.
(3) Submission requirements for timber harvesting permit.An applicant for a Umber harvesting permit shall submit a forest
management plan prepared by a forester who is certified by the Society of American Foresters or such successor
organization as is later created,a cooperating consulting forester with the New York State Department of Environmental
Conservation, or a qualified forester approved by the Town Code Enforcement Officer. Such forest management plan
shall demonstrate compliance with all standards contained in Subsection L(s) below as well as applicable timber
harvesting guidelines Issued by the New York State Department of Environmental Conservation. In addition, the
application shall include the following.
911912017 Town of Ithaca,NY Conservation Zones
(a) A description of the land an which the proposed timber harvest will occur,including deed and filed map reAf ences,
lot numbers,and tax parcel numbers.
(b) The full name and address of the owner and of the applicant,the names and addresses of their responsible officers
if any of them are corporations,and written permission from the owner if the applicant Is not the owner.
(c) The signature of the professional forester responsible for the forest management plan and the application.
(d) A description of trees to be cut,the percentage of trees to be cut,and the methods of cutting and removing trees,
and a plan to preserve healthy,mature trees to maintain a sustainable stand of woodland,which plan shall identify
ecologically valuable trees of native species to be conserved throughout the harvesting operation.
(e) A description of any locally or regionally scarce plants or rare or endangered plant species as designated by the
New York State Department of Environmental Conservation located within any areas proposed to be disturbed by
the timber harvesting operations.
(f) The location of any access to a paved or unpaved road shown on the most recent version of the Town's Official
Map,and the location and nature of all existing and proposed logging roads,all staging ar pment-
and logs,and all other disturbances to the site as part of the timber harvesting operation.
(g) All wetlands, watercourses, topography at five-foot intervals, slopes identified as unstable by the professional
forester,and slopes exceeding 2S%.
(h) A plan for cleanup of timber harvesting areas, staging areas, and landings upon completion of the harvesting
operations.
(i) A plan for restoration of timber harvesting areas,staging areas,and landings to a natural state upon completion of
the harvesting operations.
If the professional forester determines that engineering controls are necessary to prevent erosion and
sedimentation,identification of the location and type of such engineering controls.
(k) Submission of any stormwater pollution prevention plan or simple erosion and sedimentation control plan required
by Chapter 228.
(1) Such other information as may reasonably be required by the Code Enforcement Officer.
(m) Submission of the application fee,which shall be set from time to time by Town Board resolution.
(4) On-site requirements for timber harvesting permit application. In addition to the application information required in
Subsection L(3)above,the applicant shall take the following actions on-site where a timber harvest is proposed:
(a) Mark all trees selected for harvest.Any specimen trees identified for protection shall also be appropriately marked.
(b) Flag the line designating the protected one-hundred-foot buffer for streams and wetlands[See Subsection L(s)(b)
below]The wetland buffer shall be flagged by a qualified wetland scientist
(S) Standards for forest management plans and their implementation.
(a) No clear-cutting shall be permitted unless specifically shown in the approved forest management plan, in which
case a reforestation plan shall also be included in the forest management plan. The replanting shall not include
nonnative invasive species. Replanting of trees pursuant to such reforestation plan shall be secured by a
performance bond,as provided in Subsection L(6)below.
(b) For parcels that are to acres or less,clear-cutting shall not occur on more than 20%of the parcel. For parcels that
exceed io acres,clear-cutting shall not occur on more than 20%of to acres on the parcel,and clear-cutting shall
not occur on more than to%of the balance of the acreage on the parcel.
(c) No timber harvesting or logging road construction shall occur within too feet of any wetland, or of any stream
protected by the New York State Department of Environmental Conservation, except as necessary to cross a
stream, where such stream crossing is permitted by the New York State Department of Environmental
9/1 912 01 7 Town of Ithaca,NY Conservation Zones
Conservation. In addition,timber harvesng and logging road construction must comply with all other
tincoapplicable
zoning requirements,including any more restrictive stream setback requirements.
(d) No timber harvesting or logging road construction shall occur on any steep slope equal to or exceeding 25%.Slopes
of 25%or greater shall be determined by using one of the following resources or methods,as appropriate:
[1] On-site measurement of slopes by registered professional engineers,surveyors,or landscape architects,using
accepted engineering practices.
[2] Use of two-foot topographic data created with the use of Light Detection and Ranging (LIDAR)-derived
Information.
[3] United States Geological Survey 7.5 Minute Quadrangles.
[4] Other resources or methods that Town staff determine are of similar or greater accuracy than those listed
above.
(e) Best management practices for stormwater management shall be required to prevent runoff of mud,debris, and
silt-laden stormwater from the site to streams,public roads,or the shoulders or drainage systems of public roads.
(f) No tree cutting, harvesting or removal, other than for exempt operations,shall take place between the hours of
6:oo p.m.and 7:Oo a.m.local time.
(p,) All trees shall be felled so that no trees or debris falls on any adjoining property or on any roads not owned or
controlled by the applicant
(h) All stumps shall be cut off as low as possible and shall,in general,be no higher than the diameter of the tree trunk
when measured on the uphill side of the stump.
(i) Landing and loading areas shall be located as close as possible to the timber harvesting operations and shall be
smoothed to remove all ruts and debris at the conclusion of the timber harvesting operation.
The timber harvesting operation shall comply with all applicable erosion, sediment control, and stormwater
management regulations, including any stormwater pollution prevention plans and simple erosion and
sedimentation control plans.
(k) Equipment used for timber harvesting shall be as small and nondisruptive to the forest as is economically feasible
and safe.
(� Logging roads and skid trails shall be designed to avoid erosion and stream sedimentation.The forest management
plan shall ensure the proper location of such roads and skid trails and, where necessary,the use of appropriate
engineering controls.
(m) Cutting or clearing of any locally or regionally scarce plants or rare or endangered plant species as designated by
the New York State Department of Environmental Conservation is permitted only upon receipt of a special permit
for same by the Planning Board in accordance with the procedures set forth in this chapter.
(n) Slash and/or logging debris shall not be burned on-site.
(6) Performance bond.All site restoration required by the forest management plan,including replanting of trees pursuant
to a reforestation plan, removal of stumps and debris,restoration of landing and loading areas,and remediation of any
damage to retained natural vegetation, roads, or drainage systems, shall be secured by a performance bond. The
performance bond shall be furnished In accordance with the procedures specified in§277 of the Town Law of the State
of New York relating to subdivisions.The sufficiency of such performance bond shall be determined by the Director of
Code Enforcement after consultation with the Department of Public Works.
(7) Procedures for approval and enforcement of a timber harvesting permit
(a) Upon receipt of a complete timber harvesting permit application,the Code Enforcement Officer shall refer the
application to the Town Conservation Board for review and a recommendation pursuant to the procedures in Town
Code§23-3.The Conservation Board shall have 3o days from the date of referral to complete its review and submit
9/19/2017 Town of Ithaca,NY Conservation Zones 38
any written comments to the Code Enforcement Officer.If the Conservation Board falls to act within this time,the
Code Enforcement Officer may proceed with his or her permit determination.
(b) The Code Enforcement Officer shall promptly review the timber harvesting permit application,inspect the site,and
approve or deny the application,giving the reason for any denial.A copy of the permit or decision to disapprove
shall be delivered or mailed to the applicant within 45 days of the submission of a complete application.
(c) Any permit shall be conditioned upon approval of access points) onto any Town roads, Issued by the Town
Highway Superintendent,and upon compliance,where applicable,with Chapter 23o,Streets and Sidewalks,Article
1,Excavation and Construction in Municipal Roadways and Highway Rights-of-Way of the Town of Ithaca Code.
(d) The timber harvesting permit shall consist of the application submitted, any conditions imposed by the Code
Enforcement Officer and attached to the application,and the approval of the Code Enforcement Officer endorsed
on the application with the attached conditions. The timber harvesting permit shall be placed in the permanent
property file for the property.
(e) A timber harvesting permit shall be valid for a period of two years from the date of its issuance,except where a
multiphase forest management plan has been submitted,in which ase the permit may be approved with time limits
indicated within the permit for each phase. No timber harvesting permit shall be valid for a period in excess of io
years.
(f) Before any site work begins,the.Code Enforcement officer shall inspect the site to assure that the buffer areas and
staging areas are adequately marked and that any other applicable permit conditions have been implemented.The
Code Enforcement Officer shall make periodic inspections to assure compliance with the forest management plan
and all conditions of approval.
(p,) The Code Enforcement Officer or Stormwater Management Officer shall have the authority to Issue a stop-work
order for all or part of the cutting and harvesting activity if in his or her opinion conditions created by a spring
thaw,adverse weather conditions or any other cause may make damage to Town roads likely or may result in soil
erosion or other damage beyond or outside of the boundaries of the area of the timber harvesting operation.
(h) Inspection of the site and review of the forest management plan may be delegated by the Code Enforcement
Officer to a professional forester retained by the Town.
§270-23 Park and recreation setasides and fees in lieu thereof.
Because of the reduced density in the Conservation Zones,the requirements far maintaining open space,existing public trails,and
the existing and expected additional opportunities for passive recreational activities In the areas included in the Conservation
Zones, it is anticipated that In Conservation Zones normally there will be no need for mandated parkland reservations or fees in
lieu thereof pursuant to applicable Town Law and Town of Ithaca Code Chapter 234, Subdivision of Land,and this Chapter 27o,
Zoning,including§234-22 of Chapter 234,Subdivision of Land,and any successor or related provisions.
§270-24 Site plan approval.
No building permit shall be issued for a building or structure within a Conservation Zone requiring a special permit unless the
proposed building or structure is in accordance with a site plan approved pursuant to the provisions of Article XXIII.
39
USA Counties in Profile
Profile for TompUns County, NY
People &Income Overview Rank in Industry Overview,2016 Rank in
(By Place of Residence) Value U.S. (By Place of Rork) Value U.S
Population(2016) 104,871 574 Covered Employment 50,386 478
Growth(%) since 2010 3.3 % 743 Avg Wage per Job $49,963 285
Census
Households(2015) 38,460 583 Manufacturing-%All Jobs 6.7%
in County
Labor Force (persons)(2016) 50,358 572 Avg Wage per Job $65,239 2 '.
Transportation&
Unemployment Rate(2016) 4.1 2,250 Warehousing-%All Jobs in 1.8 % 1759
County
Per Capita Personal Income $41,095 JA2 Avg Wage per Job $41,177 1 954
(2015)
Median Household Income $55839 Health Care Social Assist. -
(2015) , %All Jobs in County 0.8 �° 2-'106
Poverty Rate(2015) 20.1 721 Avg Wage per Job $55,358140
High School Diploma or Finance and Insurance-%
More-%of Adults 25+ 94.2 % 121 All Jobs in County 2.2% 1,5-L9
(2015)
Bachelor's Degree or More- 50.8 % 35 Avg Wage per Job $69,779276
/°of Adults 25+(2015)
Demographics
Population over Time Number Rank in U.S.Percent of U.S. U.S.
2016 104,871 574 0.0% 323,127,513
2010 101,564 579 0.0% 308,745,538
2000 96,648 548 0.0% 282,162,411
1990 94,264 502 0.0% 249,464,396
40
1980 87,085 474 0.0% 226,542,250
2000 to 2010%Change 5.1 % 1 262 9.4%
1990 to 2010%Change 7.7% 1 795 23.9%
1980 to 2010%Change 16.6% AJ 3 36.3 %
Source:U.S. Census Bureau
Components of Population Change(1-year Rankin Percent of
change ending in 2016) Number U.S. U.S. U.S.
Net Domestic Migration -1,039 2_,961 0.0% 0
Net International Migration 1,153 155 0.1 % 999,163
Natural.Increase(births minus deaths) 223 620 0.0% 1,231,732
Births 854 742 0.0% 3,977,745
Deaths 631 839 0.0% 2,746,013
Source:U.S.Census Bureau
Population Estimates by Age in 2015 Number Rank in U.S.Pct Dist. Pct Dist.
in U.S.
Preschool (0 to 4) 4,393 740 4.2 % 6.3 %
School Age (5 to 17) 11,739 762, 11.3 % 17.0%
College Age(18 to 24) 28,400 254 27.3 % 9.9%
Young Adult(25 to 44) 23,665 602 22.8 % 26.4%
Older Adult(45 to 64) 23,386 656 22.5 %m 26.3 %
Older(65 plus) 12,272 702 11.8 % 14.1 %
Median Age 30.2 3_,054 Median Age=37.6
Sources:U.S. Census Bureau,American Community Survey, 5-Year Estimates;Median age
calculated by the IBRC.
Population Estimates by Race and Hispanic Origin Number Rank in Pct Pet
in 2015 U.S. Dist. Disin U.S.
American Ind. or Alaskan Native Alone 372 U4 0.4% 0.8%
Asian Alone 10,433 203 10,0 % 5,1 %
Black Alone 4,315 "A 4.2% 12.6%
Native Hawaiian and Other Pac. Isl.Alone 1 11 629 0.0 % 0.2 %
White Alone 84,393 583 81.3 % 73.6%
Two or More Race Groups 3,431 460 3.3 % 3.0%
Hispanic or Latino (can be of any race)
4.1
Non-Hispanic or Latino 99,037 545 95.4% 82.9%
Hispanic or Latino 4,818 770 4.6% 17.1 %
Sources:U.S. Census Bureau,American Community Survey, 5-Year Estimates
Hispanic or Latino Population in 2015(can be of any Number Rank in Pct Dist
rete) U.S. Dist. in U.S.
Hispanic 4,818 770 100% 1000/0
Mexican 964 1,343 20.0% 63.9%
Cuban 226 404 4.7% 3.7%
Puerto Rican 1,728 299 35.9% 9.5%
Other 1,900 488 39.4% 22.9 %
White,Not Hispanic(reporting white alone) N/A N/A N/A
Source:U.S. Census Bureau,American Community Survey,5-Year Estimates
Education
Educational Attainment in Number Percent of Rank in U.S. % of
2015 Population 25+ U.S. Population 25+
Total Population 25 and Older 59,323 100% N/A 1000/0
Less than 9th Grade 815 1.4% 33,056 5.7%
9th to 12th,No Diploma 2,604 4.4% 2,842 7.6%
High School Graduate 11,756 19.8 % 3,058 27.8 %
(includes equiv.)
Some College,No Degree 8,162 13.8 % 1�092 21.1 %
Associate Degree 5,834 9.8 % 791 8.1 %
Bachelor's Degree 13,169 22.2% 217 18.5 %
Graduate,Professional or 16,983 28.6% 10 11.2 %
Doctorate Degree
Source: U.S. Census Bureau,American Community Survey, 5-Year Estimates
Income & Poverty
42
Median Income Number Rank in U.S. Percent of U.S.
Median Household Income in 2015 $55,839 673 100.1 %
Median Household Income in 2000$38,304 1 028 91.2%
Percent Change 2000 to 2015 45.8% 474
Source:U.S.Census Bureau
Per Capita Personal Income(PCPs Number Rank in U.S. Percent of U.S.
2015 $41,095 11189 85.4%
2005 $29,288 11161 81.6%
1995 $19,962 932 84.7%
1985 $12,680 11047 86.1 %
10-Year%Change 40.3 % 1.294
20-Year% Change 105.9 % 1_,597
30-Year%Change 224.1 % 1.774
Source: U.S. Bureau of Economic Analysis
Personal Income in 2015 ($000) Number 5-Year% Change Rank in
(adj*) U.S.
Total Earnings by Place of Work $3,687,527 152% 1_,772.
Minus: Contributions for Government Social $412,982 16.2% 1 543
Insurance
Personal Contributions for Government Social $187,288 16.9% 1 603
Insurance
Employer Contributions for Government Social $225,694 15.7% 1 „43 7
Insurance
Plus: Adjustment for Residence ($464,833) 1.9% 21306
Equals:Net Earnings by Place of Residence $2,809,712 17.6% 1_,496
Plus: Dividends,Rent,Interest $837,810 46.5% 363
Plus: Transfer Payments $664,458 10.0% 23222
Equals: Personal Income by Place of $4,311,980 21.D% I 3Ifl 3
Residence
Source:U.S.Bureau of Economic Analysis
Poverty Estimates Number Rank in Percent Rank in
U.S. Change U.S.
Poverty Rate in 2015 20.1 721 -- —
In 2000 12.0 1:634 67.5 % 133
43
Poverty Rate for Children under 18 in 16.8 2.284 _
2015 --- -
In 15 12.0 2.481 40.0%
Source: U.S. Census Bureau
Jobs & Earnings (BEA)
BEA MajorSectors (MAIC,) E($000� Earnings AvgRU S ml Jobs PctmDist inU.S.
in 2015 lace of work Per Job County
Earnings by place of work-35 $3,687,527 $52,857 496 69,764 100.0% 100.0%
Wage and salary disbursements $2,620,694 $46,531 451 56,321 80.7% 77.6 %
-50
Proprietors'income-70 $319,219 $23,746 1 13,443 19.3 % 22.4%
Farm proprietors'income- 71 $1,978 $4,020 1365 492 0.7% 1.0%
Nonfarm proprietors'income- $317,241 $24,495 1.170 12,951 18.6% 21.4%
72
Farm earnings-81 $11,800 $13,720 1,711 860 1.2 % 1.4%
Nonfarm earnings-82 $3,675,727 $53,345 443 68,904 98.8% 98.6 %
Private earnings-90 $3,166,391 $50,559 467 62,627 89.8% 85.9%
Forestry, fishing,related $24,159 $47,185 143 512 0.7% 0.5 %
activities, and other- 100
Mining-200 $35,796 $104,973 108 341 0.5 % 0.8 %
Utilities-300 $28,557 $116,559 491 245 0.4% 0.3 %
Construction-400 $93,321 $50,939 LW 1,832 2.6% 5.2%
Manufacturing-500 $283,834 $75,769 505 3,746 5.4% 6.9 %
Retail Trade-700 $192,975 $33,879 334 5,696 8.2% 10.1 %
Transportation and $34,695 $40,674 1,626 853 1.2% 3.5%
warehousing- 800
Information- 900 $37,971 $52,015 761 730 1.0% 1.8 %
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.
44
Jobs & Wages (BLS)
Average Rank Pct of
Annual Covered Employment andU.S.
Wages Over Time(NAICS) Establishments Jobs Wage Avg
Per Job U.S. Wage
2016 2,669 50,386 $49,963 2L5 93.2%
2015 2,657 50,119$49,124 314 92.8%
2014 2,638 48,686 $47,677 330 92.8 %
2013 2,570 49,890 $45,610 351 91.6%
2012 2,525 49,538$45,308 330 91.9%
2011 2,508 49,125$44,140 326 91.9%
2010 2,487 49,313 $43,076 311 92.1 %
2009 2,452 49,494$42,779 284 93.9%
2008 2,415 50,689$41,689 334 91.5%
2007 2,368 50,156$39,387 380 88.6%
2006 2,335 49,638$38,337 338 90.1 %
10-Year Change 334 748 $11,626
10-Year Percent Change 14.3 % 1.5% 30.3 %
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 Industry Distribution of pet Annual Average Rank
Jobs Establishments Jobs Dist. Wage in
and Avg.Wage in 2016(NAICS) Per Job U.S.
Total 2,669 50,386100.0 $49,963 285
Agriculture, Forestry,Fishing and 33 502 1.0% $41,316 277
Hunting
Mining 5 279 0.6% $66,959 470
Utilities 6 201 0.4% $94,703 329
Construction 190 979 1.9% $46,285 1186
Manufacturing 95 3,378 6.7 % $65,239 307
Wholesale Trade 64 535 1.1 % $51,552 13014
Retail Trade 339 4,904 9.7% $26,757 828
Transportation&Warehousing 51 890 1.8 % $41,177 1_,954
45
Information 60 471 0.9 % $57,990 378
Finance and Insurance 118 1,129 2.2 % $69,779 276
Real Estate and Rental and Leasing 112 546 1.1 % $36,101 848
Professional, Scientific,and 294 2,319 4.6 % $74,446 279
Technical Services
Management of Companies and 12 235 0.5 % $56,273 961
Enterprises
Admin. & Support&Waste Mgt. & 128 824 1.6 % $28,590 1,309
Rem. Services
Educational Services 88 3,168 6.3 % $45,826 226
Health Care and Social Services 288 402 0.8 % $55,358 140
Arts,Entertainment,and Recreation 61 596 1.2 % $24,288 499
Accommodation and Food Services 297 4,074 8.1 % $19,969 236
Other Services(Except Public 271 1,493 3.0 % $26,885 I 453
Administration)
Public Administration 46 1,965 3.9 % $51,338 710
Unallocated 112 156 0.3 % $24,203 725
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
Labor Force Annual Averages in 2016 Number Rank in U.S. % of U.S. U.S.
Total Labor Force 50,358 572 0.0% 159,187,000
5-Year%Change -7.1 % 22,573 - 0.0%
10-Year%Change -9.1 % 2.264 - 5.1 %
Employed 48,279 569 0.0% 151,436,000
5-Year%Change -5.2 % 2,M - 8.3 %
10-Year%Change -9.8 % 2,-,,,282 - 4.9%
Unemployed 2,079 647 0.0% 7,751,000
5-Year%Change -36.6% 1,058 - -43.6%
10-Year% Change 11.1 % 1.173 - 10.7%
Unemployment Rate 4.1 2,25083.7 % 4.9
5-Year%Change -32.8 % M - -44.9%
10-Year%Change 20.6% 916 - 6,5%
47
KENNETH V. GARDNER 1I-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
Valuadon 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 Domaia and Condemnation&Uniform
Appraisal Standards For Federal Land Acquisitions
EMPLOYMENT
1978-Present: North East Appraisals and Management Co.,Inc.-Position: Owner/President
EXPERIENCE
Prepared appraisals for property transfer,financing,matrimonial proceedings,nal 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 MEMBERSIEIP
Appraisal Institute—Practicing Affiliate
New York State Certified Real Estate General Appraiser ID#46000006334
12Pnorth east
appraisals
s mrwact:nrwrco.Wa
48
KENNETH V.GARDNER 11-QUALIFICATIONS
Page 2
REPRESENTATIVE LIST OF CLIENTS
Financial
Chase Lincoln Bank CFCU Community Credit Union Fleet Bank
Cihbank,N.A. Coating Federal Credit Union HSBC Bank USA
Elmira Savings&Loan Tompkins Trust Company Community Bank,N.A.
Chemung Canal Trust Company Cortland Savings Bank Wyoming County Bank
Northern State Bank Binghamton Savings Bank Bath National Bank
First Niagara Bank Five Star Bank Citizens And Northern Bank
Government
City of Ithaca NYS Office of Parks,Recreation&Historic Preservation
Tompkins County NYS Facilities Development Corp.
City of Syracuse NYS Division of Equalization&Assessment
City of Cortland NYS Commission on Tug Full
Steuben County NYS Department of Environmental Conservation
City of Elmira NYS Agricultural Resource Commission
Town of Hector New Jersey Department ofAgriculture
Town of VanBuren Massachusetts Department of Revenue
Town of Nichols United States Department of Agriculture
Village of Waverly New York Power Authority
Village of Trumansburg USDA-Farm Service Agency
Suffolk County USDA-Rural Development
Town of Seneca Falls USDA-Natural Resources Conservation Service
Village of Owego
Town of Daoby
Town of Elmira
Seneca County
Education Land Preservation
Cornell University The Finger Lakes Land Trust,Inc.
Ithaca College The Cazenovia Preservation Foundation
Elmira College New York Agricultural Land Trust
Ithaca City School District Upper Susquehanna Coalition
Owego-Appalachian Central School The Nature Conservancy
SUNY at Cortland
Corporations
Agway,Inc. Coming,Inc. 3d Development Group,LLC
Grossman,Inc. CNG Transmission Corp. Path Stone Development
International Salt Company Pall Trinity Better Housing of Tompkins
CFM Enterprises,Inc. National Hospitality Corp. County,Inc.
Rivervale Realty,Inc. Golub Properties,Inc. Kinderhook Development
Lake George Associates Pyramid Companies Two Plus Four Construction
north east
appraisals
s manwcmEvrcm.rNc.
MEETING OF THE ITHACA TOWN BOARD
Monday, March 26, 2018
TB Resolution 2018 -- Authorize the Supervisor to execute easements associated with
the Ellis Hollow Water Main and Tank proiect
Whereas the Town Board has discussed the easements needed to move forward with the
Ellis Hollow Water Main and Tank project at numerous meetings since the inception of the
project, and
Whereas an easement has been drafted between Cornell University and the Town, and
Whereas an easement has been drafted between a ground tenant at 1027 Ellis Hollow Rd
and the Town, now therefore be it
Resolved that the Town Board authorizes the Town Supervisor to execute any and all
easements associated with the project, subject to approval of the Attorney for the Town.
Moved: Seconded:
Vote:
MEETING OF THE ITHACA TOWN BOARD
Monday, March 26, 2018
TB Resolution 2018— Authorization to amend existinu contract with Larson Desiun
Group to expand the scope of work to include preparation of easement maps for the Town
of Ithaca Ellis Hollow Watermain and Tank Proiect
Whereas: on August 31, 2017 the Town Board approved Award of the Contract for Ellis
Hollow Water Tank Engineering and Design Services ( TB Resolution 2017-099) to Larson
Design Group for the Design of the Ellis Hollow Tank and Water Main Extension Project Water
System Improvements, and
Whereas, the scope of work needs to be expanded to include the additional work of
preparing easement maps for the tank, control building and watermain at an additional cost of
$5,800; now therefore be it
Resolved, that the Town Board hereby authorizes said amendment to the existing
contract as detailed above.
Moved: Seconded:
Vote:
MFFTING OF THE ITHACA TOWN BOARD
Monday, March 26, 2018
TB Resolution 2018 - : Authorize the Town Supervisor to execute a contract with Barton
& Louuidice D.P.C. for enuineerinu services associated with the pedestrian corridor study
alone NYS Route 96/ Trumansburg Road as part of the Federal Aid Local Proiect (PIN
3756.21)
Whereas, on December 12, 2016 the Town Board agreed to accept funding from NYS
Department of Transportation and authorized the Supervisor to execute the Federal Aid Local
Project Agreement for the NYS Route 96/ Trumansburg Road Pedestrian Corridor Study
project; and
Whereas, in accordance with NYSDOT's "Procedures for Locally Administered Federal Aid
Project'manual, the Town has selected a consultant to provide engineering services for this
project; now, therefore, be it
Resolved, that the Supervisor of the Town of Ithaca is hereby authorized to execute the contract
with Barton & Loguidice D.P.C. for engineering services associated with the NYS Route 96/
Trumansburg Road Pedestrian Corridor Study project, a Federal Aid Project.
Moved: Seconded:
Vote:
MFFTIGN OF THE ITHACA TOWN BOARD
Monday, March 26, 2018
TB Resolution 2018 - : Authorization to submit a grant application to NYS DOT Bridge
NY for replacement of the bridge at Town Line Road over Lick Brook
Resolved that the Town Board authorizes the submission of a grant application to NYS
DOT Bridge NY for the replacement of the bridge at Town Line Road over Lick Brook with a
local match of 5% or approximately $66,500.
Moved: Seconded:
Vote:
MFFTING OF THE ITHACA TOWN BOARD
Monday, March 26,2018
TB Resolution 2018—xxxx: Ratification of Appointment of Deputv Hiuhwav Superintendent
Whereas, Eugene Redman, Deputy Highway Superintendent retired effective March 26, 2018;
and
Whereas, on December 24, 2017, the Highway Superintendent promotionally appointed
Richard TenKate to the Deputy Highway Superintendent position, however, Rich remained under Civil
Service title of Working Supervisor until the official retirement date of Eugene Redman, Deputy
Highway Superintendent; and
Whereas, the Highway Superintendent effective March 26, 2018, officially appointed Richard
TenKate to the title of Deputy Highway Superintendent; now, therefore, be it
Resolved, the Town Board of the Town of Ithaca does hereby ratify the Highway
Superintendent's promotional appointment of Richard TenKate to the Deputy Highway Superintendent
position, effective March 26, 2018 with no change in wages or benefits; and be it further
Resolved, if the said successfully completes the mandatory twenty six (26)week probationary
period there will be no further action required by the Town Board.
Moved: Seconded:
Vote:
MFFTING OF THE ITHACA TOWN BOARD
Monday, March 26, 2018
TB Resolution 2018 - : Town of Ithaca Abstract
Whereas the following numbered vouchers have been presented to the Ithaca Town Board
for approval of payment; and
Whereas the said vouchers have been audited for payment by the said Town Board; now
therefore be it
Resolved that the governing Town Board hereby authorizes the payment of the said
vouchers in total for the amounts indicated.
VOUCHER NOS. 366 - 431
General Fund Townwide 24,954.63
General Fund Part-Town 846.98
Highway Fund Town Wide 13,943.61
Highway Fund Part Town 7,335.95
Water Fund 23,472.35
Sewer Fund 8,829.17
Risk Retention Fund 386.50
Forest Home Lighting District 166.50
Glenside Lighting District 64.50
Renwick Heights Lighting District 72.27
Eastwood Commons Lighting District 163.80
Clover Lane Lighting District 18.94
Winner's Circle Lighting District 64.48
Burleigh Drive Lighting District 64.24
West Haven Road Lighting District 192.38
Coddington Road Lighting District 114.81
TOTAL 80,690.81
Moved: Seconded:
Vote: