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HomeMy WebLinkAbout05-13-15 Planning and Economic Development Committee Meeting AgendaPEDC Meeting  Planning and Economic Development Committee  Ithaca Common Council        DATE: May 13, 2015  TIME: 6pm  LOCATION: 3rd floor  City Hall Council Chambers       AGENDA ITEMS  Item Voting  Item?  Presenter(s) Time  Start  1) Call to Order/Agenda Review    2) Public Comment and Response from Committee  Members    3)  Special Order of Business  a) Public Hearing: Proposal to Amend the MH‐1  Zoning District  b) Public Hearing: 2015 Action Plan  c) Special Presentation: Form Ithaca    4) Announcements, Updates, and Reports  a) Commons Update    5) Action Items – Voting to Send on to Council  a) Proposal to Amend the MH‐1 Zoning District  b) Proposal to Withhold Properties Acquired  through Tax Foreclosure from Public Auction  (401 Lake Street, Lake Street, and Mulberry  Street)   c) 2015 Action Plan   d) Resolution Opposing Underground  Hydrocarbon Storage Adjacent to Seneca Lake    6) Discussion   a) Incentive Zoning     7) Review and Approval of Minutes  a) April 2015 – sent under separate cover    8) Adjournment  No    No        Yes    Yes  No      No      Yes        Yes  Yes    Yes      No      Yes    Yes  Seph Murtagh, Chair                  C.J. Randall, Form Ithaca      Staff      Jennifer Kusznir, Planning Staff        Nels Bohn, IURA  Lynn Truame, IURA    All      Jennifer Kusznir, Planning Staff      All    All  6:00    6:05        6:15      6:25      6:45      7:10        7:30  8:00    8:15      8:30      9:00    9:05           If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, May 12, 2015.     FORM ITHACA PART 1: Character Preferences and Focus Areas May 2015 This report summarizes the Form Ithaca Workshop hosted January 16, 2015, at the Tompkins County Library — plus field research, meetings, and design and planning work that occurred both before and after the Workshop. Form Ithaca is an initiative to help support the ongoing efforts of the City and Town of Ithaca, New York, to update land use regulations to meet the goals and objectives of their comprehensive plans. The project supports a full range of housing and lifestyle options within a framework that facilitates transportation choice, a reduction in greenhouse gas emissions, and a strong economy for the region. This report delves into the character of Ithaca’s neighborhoods, what aspects resonate with Workshop participants, and how they could be supported with land use regulations. In addition, the report explores focus areas for development and places that could use special attention from a new code. The New York State Energy Research and Development Authority is funding Form Ithaca with matching resources from the Park Foundation, the City, and the Town. Because Ithaca’s success will come, partly, from how land use regulations and development shape the community, this project offers exciting opportunities for the City and Town. I feel privileged to be part of the Form Ithaca team and I look forward to more community comments and participation as we move forward Consultant Team: Better! Cities & Towns Robert Steuteville CNU-A Katie Stoner Randall+West Planners CJ Randall LEED ND David West LEED AP STREAM Collaborative Noah Demarest AIA, RLA, LEED AP Key Advisors: Seth Harry and Associates Sandy Sorlien Jessica Millman Chuck Banas Chris Hawley | 3 Why character is important to Ithaca The “character” of Ithaca’s neighborhoods are key to their appeal. Character shapes people’s activities and daily lives—such as how often they walk or ride a bike to destinations, and how often they use car-share or transit. Zoning and land use regulations shape the physical components of neighborhoods that contribute to character. Understanding how zoning affects character is therefore critical to quality of life and the future of Ithaca. The character of a place is often equated with specific architectural elements, a particular historical style, or the manner in which a single use predominates an area. While these elements are important, character is also shaped by the relationship of buildings to streets. Most importantly, the way buildings, yards, sidewalks, street trees and street widths create public space and “outdoor rooms” defines character and creates places where people live, work, and play. Placemaking and Local DNA Placemaking is the art and craft of making people-centered public spaces. Creating unique places based on local history, community assets, culture and enterprise has measurable positive impacts on social interaction, public health, and economic stability. Ithaca has a rich urban fabric and our neighborhoods have a strong sense of pride and place. Buildings, sidewalks, street trees, roadways and blocks work together to create a public realm that is pleasant and inviting. Understanding exactly how these elements work together in Ithaca is important in considering how to preserve the uniqueness of existing neighborhoods and shape future neighborhoods. Most of the City of Ithaca’s neighborhoods were developed prior to the proliferation of cars, and the dramatic changes in planning that came into fashion in the mid-20th century. Most of our neighborhoods also predate zoning and were built before the financial industry made it easy for developers to build large swaths of homes at the same time. As a result, these neighborhoods are walkable and compact. Diverse residential buildings are located near shops, restaurants, and other businesses. In cooperation with the city and town of Ithaca, Form Ithaca hosted a Community Character Workshop on January 16. At this event, Ithacans worked together to understand the past, present, and future of their neighborhoods. The purpose was to gather community input to help write a code for the city and town based on community character. We are using the SmartCode, the most frequently used “form-based code,” as a basis. The SmartCode is calibrated Ithaca has a rich urban fabric and our neighborhoods have a strong sense of pride and place. 4 | FORM ITHACA Creating zoning that reflects each neighborhood’s unique development pattern will protect and preserve neighborhood character. | 5 to local conditions based on physical surveys of Ithaca’ neighborhoods, paying special attention to places that Ithacans find most appealing. Surveys document residential densities, block sizes, lot widths, thoroughfares (including posted speed limit), civic spaces, lot occupation, setbacks, public and private frontages, and building shape, size, function, and disposition. The measurements help to define Ithaca’s DNA; which in turn can shape a zoning code that allows the built environment to reflect both historic character and shared aspirations. Ithaca is made up of neighborhoods Ithaca is a collection of neighborhoods: places with their own character and culture. Neighborhoods have changed in character over the years. Many of the small shops that used to be scattered throughout the neighborhoods have disappeared, replaced by national chains along Route 13 and other locations. Manufacturing in neighborhoods, such as Morse Chain, Ithaca Gun, and Ithaca Calendar Clocks, has declined as well. However, many small businesses still thrive in the community and other forms of mixed-use, such as schools and churches, thrive. Neighborhoods are coming back in many ways. As technology increasingly allows people to work remotely from or near their homes, the market for a car-free or “car-lite” lifestyle is growing. Studying and understanding Ithaca from a neighborhood perspective allows a nuanced approach to guiding future development and redevelopment. We can identify key opportunities to reintegrate amenities and housing choices into appropriate locations with sensitivity to the unique context of each place. Impact of zoning on character, community, and performance Zoning regulates what kinds of buildings can be built in a particular area, how tall they can be, the sizes of lots that are allowed, what parts of a lot can be covered and what uses are allowed. Since Ithaca has great neighborhoods, one may assume that the zoning that shaped those neighborhoods is great, but that is not necessarily the case. Most of Ithaca’s neighborhoods and the features that make up their unique character were designed and built before zoning. When zoning was developed, starting in the 1920s but really taking hold in the mid-20th Century, city leaders sought to retrofit the historic neighborhoods with more “modern,” car-oriented development. Zoning was enacted to remove commercial and industrial uses from neighborhoods. Diverse amenities within walking distance were not prioritized because automotive transportation was viewed as the inevitable wave of the future. Zoning was also used to separate housing types and classes in a hierarchy. Single-family homes are allowed almost everywhere, duplexes are allowed in fewer places, and multifamily buildings are limited to fewer areas still—with added restrictions. Commercial and business development is separated from most neighborhoods, though many people are unaware of this because there is so much that has been “grandfathered” into existing locations. Because current zoning was originally intended to make neighborhoods more car-friendly, it includes provisions that negatively affect walkability and character when new development does occur. Setbacks are one example. Historic development of walkable human scale streetscapes has very small setbacks; yet, zoning in Fall Creek, Southside and Northside requires that new development be set back from the Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and theGIS User Community Ithaca Walkable Form Transect Translation Map Neighborhood Edge Urban Neighborhood Main Street Regional Center Civic Park Mixed-use, walkable neighborhoods typically measure a quarter mile from center to edge, a distance that is called a “pedshed.” The map above shows pedsheds in Ithaca’s walkable areas, color-coded by type. 6 | FORM ITHACA street significantly more than the surrounding historic buildings. Imposing deeper setbacks weakens the sense of an “outdoor room” as new buildings replace the old. Minimum lot sizes are also problematic. Most City and all Town residential zones require lots that are much larger than the fabric of the community’s historic neighborhoods. Traditional neighborhoods have a variety of lot sizes, creating different housing opportunities for people with different needs. When large, uniform lot sizes are required, infill sites become more difficult to develop and new greenfield development lacks the diversity and character that makes historic neighborhoods attractive. At the January 16, 2015 workshop, the consultant team used interactive tools like brainwriting, pedestrian shed delineation, and zoning character ‘trading cards’ to enable participants to visualize and respond to how the community is changing. The interactive tools helped the participants understand metrics— like density, housing and transportation costs and diversity, and GHG emissions per household — of various forms of growth. Reflecting community values The SmartCode helps address the community goals of a reduction in GHG emissions and vehicle miles traveled, preservation of farmland and nature, and increased tax base. Consultant engagement with the city’s comprehensive plan committee allows for a holistic, integrated, and value-added approach. The City of Ithaca Comprehensive Plan draft Future Population Scenarios forecasts the current 2010 city population rising from 30,014 to 46,240 by 2035, an increase in the city’s share of the county’s population from 29.6 percent to 40 percent. This corresponds with the Regional Sustainability Plan’s Land Use target of increasing the proportion of Southern Tier residents who live in existing cities and villages. The Town of Ithaca adopted a new Comprehensive Plan in September, 2014. The plan calls for preservation of the Town’s rural character through compact, mixed-use growth in three areas—one each on East Hill, South Hill, and West Hill. 0 0.50.25 Miles ¯ Buildings in red could not have been built under today's zoning code. Ithaca Building Footprints -- Lot Coverage Violations Randall-West 2013 -- NY Central State Plane Most of Ithaca’s neighborhoods would not be allowed under current zoning. This map represents buildings that exceed the allowed lot coverage in residential zones, this is just one of many zoning parameters that conflict with the built environment that Ithacan’s love. | 7 Mixed-use Main Street buildings create value and a sense of community, but they are not allowed in most neighborhoods because of outdated zoning. Working together, participants weigh in on which development types contribute positively to Ithaca’s unique character and sort cards by development intensity. 8 | FORM ITHACA The SmartCode is a tool for preserving existing character and directing the new growth in a way that enhances community character. One of the SmartCode’s strengths as an open-source zoning tool is its ability to be adjusted to reflect and respond to local character. The SmartCode is based on the Transect, a system to analyze and code land use patterns on a rural-to-urban continuum. A prototypical American rural-to-urban transect has been divided into six Transect Zones, or T-zones. This zoning system replaces conventional separated-use zoning systems that have encouraged a car-dependent culture and land-consuming sprawl. Parking lots and garages are placed away from the street and the mix of housing styles, types, and sizes allows for walkability and connectivity. The overall goal of the workshop was for participants to gain a thorough understanding of the project and how they can be involved. Workshop | 9 Pre-Workshop Activities We invited the planning, zoning, and sustainability staff from the City and Town of Ithaca to a pre-workshop staff retreat in downtown Ithaca on December 12. The retreat was well-attended by the respective City and Town departments, and offered a chance for staff to interact and discuss big-picture planning ideas in an organized but informal atmosphere. After a bus tour around the city and town to examine local examples of development patterns and building types, staff gathered around a large combined zoning map to consider focus areas for SmartCode implementation. SmartCode author Sandy Sorlien of Philadelphia, Pennsylvania, presented examples of how the SmartCode has been implemented across a variety of locales nationwide. Earlier in November, SmartCode retail module author Seth Harry visited Ithaca for a meeting with the Form Ithaca team to evaluate Ithaca’s retail landscape and potential future development. 10 | FORM ITHACA Workshop Participation We used many methods of participation during the workshop, including a process where participants were asked to become familiar with the characteristics of existing Ithaca neighborhoods and building types. Another process asked participants to reply to a series of three placemaking questions using “brainwriting.” Brainwriting builds on the brainstorming process by removing fear of evaluation through eliminating the step by which participants publicly state ideas one at a time. Participants are focused on the questions presented rather than extraneous chat. Workshop attendees were asked to quickly (within two minutes) write down their ideas on three separate index cards about three pre-selected questions: 1) What are your favorite places in the community and why?; 2) What’s missing from Ithaca? – Draw on some of your favorite places around the country and world; 3) What are areas in the community you feel need some work? (Participants turned their answers in and we compiled feedback from these questions; that information is available below under the section ‘Lessons Learned.’) A brief discussion followed, based on what the participants wrote on the cards. Planning and development ‘trading card’ activities We created two sets of planning and development trading cards: a set of building typology trading cards and a set of neighborhood unit trading cards. Building typology trading cards illustrated the characteristics of building types common in Ithaca. Each 3½” x 5” building type trading card included the name of the neighborhood prominently placed at the top left hand corner along with a plan view map with amenities and diverse uses highlighted. Statistics included lot size; lot coverage; frontage length; front setback; stories; and housing units. To create an interactive planning and zoning experience for practitioners and the public, we asked participants to first decide whether the character of the development was inherently compatible with Ithaca neighborhood characteristics; after eliminating the building types not deemed representative of Ithaca, the participants were asked to assign the remaining trading cards a Transect zone, following the local T-2 through T-6 nomenclature. We have documented this process in the following photos: | 11 DEVELOPMENT TYPES What types would you like to see more of in Ithaca? 12 | FORM ITHACA Place-based trading cards illustrated the characteristics of four neighborhoods centered around a pedestrian shed in and around Ithaca: Deer Run, Northeast Ithaca, Southside, and the Village of Dryden. Each 8½” x 11” neighborhood trading card included the name of the neighborhood at the top left corner along with a plan view map with amenities and diverse uses highlighted. Running along the right side of the trading card are four ‘action shots,’ character photo examples from that neighborhood that illustrate the building types of the community. Statistics included population; amenities; dwelling units/acre; Walk Score; housing and transportation as a percentage of income; housing diversity; and carbon emissions in tons per household. To create an interactive planning and zoning experience for both practitioners and the public, we then clipped the pedestrian shed from the neighborhood trading cards for workshop participants to use as hypothetical overlays on areas of Ithaca targeted for redevelopment. We documented this process: Both the neighborhood and building type “trading cards” engaged the participants, who were split up into four large (8+ person) tables, for about an hour and a half. We received helpful verbal and written feedback from these activities. Participants followed up with suggestions, like the following example, that inform our plans for expanded and targeted participation: “When we looked at the different building types, we were only shown examples already within Ithaca. I suggest that you consider inclusion of types that we currently don’t have, or have in just small supply, such as: townhouses/row houses; low-rise 4-plex or 6-plex styles; “woonerf” styles where the “road” is more like a shared driveway.” Deer R u n Popu l a t i o n : 424 Ame n i t i e s : sch o o l , p a r k DU/a c r e : 1.6 Walk S c o r e : 6, Car-D e p e n d e n t ; a l m o s t a l l erran d s r e q u i r e a c a r . Hous i n g : 34% o f i n c o m e Tran s p o r t a t i o n C o s t s : 32% o f i n c o m e Hous i n g & T r a n s p o r t a t i o n : 66% o f i n c o m e Hous i n g D i v e r s i t y : dupl e x e s , s i n g l e f a m i l y hom e s GHG : 10.35 t o n s p e r y e a r / hous e hold Northeast I t h a c a Populatio n : 647 Amenities : park DU/acre: 2.1 Walk Score : 1, Car-Depe n d e n t Housing: 30% of inc o m e Transport a t i o n C o s t s : 30% of inc o m e Housing & T r a n s p o r t a t i o n : 60% of inc o m e Housing D i v e r s i t y : triplex, d u p l e x e s , s i n g l e family ho m e s GHG: 10.36 tons p e r y e a r / house hold Dryden Population: 687 Amenities: grocer, coffee shops, schools, r e s t a u r a n t s , bars, pharmacy, l i b r a r y , shipping DU/acre: 2.75 Walk Score: 57, Somewhat Walk a b l e Some errands c a n b e a c -complished on f o o t . Housing: 20% of incomeTransportation C o s t s : 34% of income Housing & Tran s p o r t a t i o n : 54% of income Housing Diversi t y : apartments, du p l e x e s , s i n -gle family home s GHG: 10.17 tons per ye a r /household Sout h s i d e Popu l a t i o n : 1,472Ame n i t i e s : groc e r s , c o f f e e shop s , s c h o o l s , r e s t a u r a n t s , bars, p h a r m a c y , l i b r a r y , park, e n t e r t a i n m e n t DU/a c r e : 6Walk S c o r e : 86, Very W a l k a b l e Most e r r a n d s c a n b e acco m p l i s h e d o n f o o t . Hous i n g : 23% o f i n c o m e Trans p o r t a t i o n C o s t s : 24% o f i n c o m e Hous i n g & T r a n s p o r t a t i o n : 47% o f i n c o m e Hous i n g D i v e r s i t y : apart m e n t s , d u p l e x e s , s i n - gle fa m i l y h o m e s GHG: 6.12 t o n s p e r y e a r / hous e hold | 13 Feedback Participants provided comments and questions after the workshop via email, such as the comment in the previous paragraph. The next event will be a “charrette” or intense multi-day planning workshop to be held in early June of 2015. During this event we plan to identify missing development forms and include measured character examples from other places. The following is participant feedback collected from the “brainwriting” index cards: The Route 13 corridor is both a problem and opportunity, according to citizens and stakeholders. The waterfront, Stewart Park, Cass Park, the Waterfront Trail, the Ithaca Farmer’s Market, and important stores like Wegman’s are located on the west side of the highway. Most residents live on the east side. “Barriers like Route 13 need to be overcome,” says one resident. “Better crossings could weave communities together.” In our informal survey, Route 13 was frequently cited as a problem and an opportunity for growth. “The Route 13 corridor doesn’t have to be suburban form—it could be more urban, pedestrian-oriented,” and “Route 13 shopping could be more mixed-use and walkable,” are typical comments. By making the road more pedestrian friendly, residents would be connected to the city’s greatest natural asset, the lake. Residents call for “lakefront access,” an “urban waterfront,” “restaurants on the water,” “waterfront neighborhoods,” and a “waterfront district with cafes/ bookstores/mixed-use, and the density to make that happen.” Says one resident, “I miss having a good connection to the lake.” The West End, where Route 13 is split into Meadow and Fulton streets, “could be cool some day. It has a ton of potential but is so pedestrian unfriendly.” Inlet Island is underutilized. The coordination, and quantity, of traffic lights may add to automobile congestion. One resident of West Hill notes that “when the signals are out, traffic flows better.” Downtown is a favorite place for many Ithacans. The Commons, Restaurant Row, and the area around Dewitt Park were singled out as places of particular importance. Downtown is the community’s chief gathering place. It’s a primary recreational spot. Much of the day-to-day businesses is transacted there. But vacant buildings like the old Tompkins County Library and the Masonic Temple, and vacant storefronts on The Commons rob the downtown of vibrancy, many residents feel. The downtown could be improved with more general retail, more residents, and more liveliness at night. Ithaca’s neighborhoods are tremendous assets, particularly their diverse character, historic homes, small-scale gathering spots, and walkable scale. More “third places” and corner stores could improve these neighborhoods in many cases, residents feel. “There’s no small commercial gathering place on West Hill—it needs a Gimme Coffee equivalent,” says one resident. “South Hill needs a grocery store,” notes another. Many residents appreciate easy access to small-scale retail and mixed use, in neighborhoods like Fall Creek and Northside, and downtown. Connections on foot and by bicycle are valued in Ithaca. Residents would like more of these connections in places like the Southwest, the West End, and across Route 13. Most comments relate in some way to walkability in neighborhoods, downtown, across corridors, and connecting to nature. The waterfalls and gorges are huge assets—particularly Ithaca Falls, Cascadilla, and Six Mile Creek, which residents can easily reach in a few minutes on foot. In the Town of Ithaca, Forest Home is singled out as Lessons Learned 14 | FORM ITHACA Hundreds of responses to the brain writing activity have been archived digitally. To briefly understand the most significant responses we have created word clouds of the top 50 responses for Favorite Places and Places That Need Work. Text size is relative to how frequently each word or phrase was repeated by multiple respondents. Responses were minimally edited to use consistent language when referring to the same location, for example Restaurant Row was inserted whenever a respondent mentioned the block of Aurora St. between State and Seneca. Places That Need Work Favorite Places | 15 a striking, appealing community. Many cite the natural assets of the town—the farms, The Plantations, and farm stands— as important. Problems noted include sprawl and limited public access to the lake. East Hill Plaza is an opportunity for mixed-use development. The universities are assets to many—particularly East Hill with its intellectual life and adjacent neighborhoods like the 1920s Belle Sherman area, Collegetown, and gathering places like the Chapter House. Many residents call for more affordable housing—in particular housing that is integrated into existing neighborhoods and amenities. Transit access to West Village is problematic, one resident notes. More diversity in housing is missed. Residents mentioned condominiums, townhouses and rowhouses, bungalows, duplexes and other multiplexes, stacked flats, and apartments in short supply. More frequent transit and better connections to outlying areas is desired. Workshop participants rated places highly when they had: Shallow Setbacks Small Lots High Lot Coverage Pedestrian Scale Detail Neighborhood Retail Walkable Streets Relatively Dense and Diverse Housing Workshop participants rated places poorly when they had: Off street parking along the sidewalk Deep Setbacks Large Lots Low Lot Coverage Monoculture Development Auto-Dependent Strip Retail Examples of Positive Character 16 | FORM ITHACA Mixed-use development focus areas The project team used a multifaceted approach to create the map of development focus areas. These are the areas of the City and the Town where mixed-use development is desired and most likely to occur—and therefore are places of special attention for code reform. In this report, the mixed-use development focus areas map is a draft— subject to refinement, if necessary, based upon further input from citizens and community leaders. The city’s draft Comprehensive Plan and the Town’s adopted Comprehensive Plan are the documents that set the parameters for this work. The city’s plan calls for significant mixed-use growth in its existing mixed-use centers of downtown (including the State Street corridor), and Collegetown. Additional mixed-use growth is called for along the Route 13 corridor from Southwest to the waterfront area. The town’s plan calls for areas of higher density on East Hill near Cornell University and South Hill near Ithaca College, and medium density walkable development on West Hill, some adjacent to Cayuga Medical Center, the county’s fifth largest employer. The team conducted field research with mixed-use development expert Seth Harry, who was active in the January 16 workshop. In addition, a bus tour on December 12 with City and Town planning staff toured potential areas of growth and focus areas for SmartCode implementation. During the January Workshop, participants placed hypothetical overlays of four different development patterns, two mixed-use and two single-use. Participants overwhelmingly preferred the mixed-use patterns, one lower intensity and one higher intensity. In the map at right we see the outcome of this process. The gray areas are the existing urban centers of downtown and Collegetown. The black concentric circles are eight potential mixed-use focus areas—four are in the city, three are in the town, and one is shared between the city and the town. 1) East Hill Plaza. This high-intensity mixed-use focus area is adjacent to Tompkins County’s major employer, Cornell University. Cornell has located some of its facilities in this shopping area that includes a supermarket and other neighborhood-serving shops, businesses, and restaurants, and a hotel. This area could be transformed into a walkable urban center with a significant residential component. 2) Chain Works District. This lower-intensity mixed-use focus area is centered on the redevelopment of Ithaca’s largest former industrial site, a prime location between downtown and Tompkins County’s second largest employer, Ithaca College. 3) Danby Road and King Road. This lower-intensity focus area is centered on an important gateway to the community near Ithaca College. 4) Cayuga Medical Center. This lower-intensity mixed-use focus area is adjacent to the county’s fifth-largest employer. 5) Waterfront District. This higher-intensity mixed-use area is among the most promising sites for development in the city, centered along the waterfront and Route 13. The attention of Workshop participants gravitated to this area. 6) Inlet Island/West End. This area already has significant mixed-use and is becoming more diverse. Workshop participants viewed this area as having tremendous potential for higher-intensity mixed-use development. 7) Meadow Street/Old Elmira Road. This commercial area is beginning to attract new development and is an area where the city’s draft Comprehensive Plan calls for more residential. The city recently invested in streetscape infrastructure along Old Elmira Road. 8) Southwest Development Area. This area behind Walmart and Lowe’s has long been slated for development. This map provides a framework for the SmartCode process but also, potentially, clarifies future development patterns in Ithaca’s urbanized area in a way that could guide infrastructure investment that boosts quality of life. MIXED-USE DEVELOPMENT FOCUS AREAS City and Town of Ithaca, NY Town of Ithaca 1. East Hill Plaza 2. Chain Works District 3. Danby/King Road Intersection 4. Cayuga Medical Center City of Ithaca 2. Chain Works District 5. Waterfront District 6. Inlet Island/West End 7. Meadow Street/Old Elmira Road 8. Southwest Development Area LOWER INTENSITY MIXED-USE FOCUS ARE A 0 MILES 1/4 1/2 HIGHER INTENSITY MIXED-USE FOCUS AREA 0 MILES 1/4 1/2 EXISTING MIXED-USE 0 MILES 1/4 1/2 1 2 3 4 6 78 5 18 | FORM ITHACA Plans for expanded and targeted participation The next major event in the development of a better zoning code for the City and Town of Ithaca will be a 4-day long intensive “charrette” focused on key areas for the new mixed-use centers that were identified in the January 16th Community Workshop. The charrette is a dynamic collaborative process that brings together representatives from a mix of established planning, architecture, engineering, and development disciplines. This process is open to all members of the community, regardless of expertise. It helps to bring out the generalist in practitioners, and gives the public the benefit of expert opinion in an open, inclusive forum. A charrette is divided into two phases: creative phase and the production phase. The creative phase includes a host of community engagement techniques including a welcome message from the city mayor and town supervisor, respectively, prior to presentations giving an overview of the entire project process and important existing conditions. We anticipate that the charrette will be held at a highly visible public location refashioned as a ‘studio.’ In the lead up to the charrette, the Form Ithaca Team will be meeting frequently with neighborhood groups and other local organizations. These meetings are an opportunity to build support for better zoning and a chance for the team to hear concerns and new ideas that can be incorporated into the code. Form Ithaca will be working closely with city and town staff to develop draft definitions of each zone based on the historic fabric of Ithaca’s neighborhoods. These definitions will be the starting point for more specific urban design and planning work for new and existing neighborhoods during the charrette process. Once we have a draft code, Form Ithaca is planning a ‘Crack the Code’ event, where the public and planning design practitioners are invited to a public event to test the worst development possible under the proposed guidelines. Participants will be encouraged to ‘crack the code’ – to find gaps in the existing and proposed zoning code that permit undesirable community character. This participation helps further the production of a feasible, working code developed in an engaging, transparent, interactive, and even fun environment. It allows for the public review of the zoning code’s strengths and weaknesses and promotes the assessment of the code in relation to the respective comprehensive plans. Presentation of character examples alongside the code increases confidence that the renderings are representative examples of what may actually get built. Examination of the proposed zoning on a constrained site, balanced alongside factors such as market conditions, is essential in a project that seeks to connect sustainability metrics to fundamental aspects in design of the built environment. Next Steps | 19 Share your thoughts There are a number of ways you can ask questions and share your thoughts about the Form Ithaca project, including sending us a message or contacting your local municipal planning staff and representatives. Better Cities & Towns Robert Steuteville, Executive Director (607) 275-3087 mail@newurbannews.com Better Cities & Towns 218 Utica St. Ithaca, NY 14850 You can also call or write your local planning staff and/or representatives: Town of Ithaca Susan Ritter, Director of Planning (607) 273-1736 x120 Town Hall 215 North Tioga St Ithaca, NY 14850 City of Ithaca JoAnn Cornish, Director of Planning & Economic Development (607) 274-6550 City Hall 108 E. Green Street Ithaca, NY 14850 Project Schedule: June 3-6, 2015 Focus Area Planning Charrette September 2015 Consultant Presentations to City and Town December 2015 Anticipated City Common Council and Town Board formal acceptance of draft zoning report Early 2016 Formal municipal review process of re-zoning gets underway CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: February 19, 2015 Re: Proposal to Amend Setback Requirements in the MH-1 Zoning District The purpose of this memo is to provide information regarding a proposal to amend the setback requirements in the MH-1 zoning district. The City of Ithaca has one area zoned for mobile homes, Nate’s Floral Estates, located in the Southwest Area of the City. Increased property taxes, the scarcity of quality affordable housing, and the desire to live in the City, have created a renewed interest and demand for mobile home sites. The current MH-1 Zoning District has a restriction that states “For mobile home parks: No mobile home lot shall be located within 50 feet on any existing public way, nor within 30 feet of any other existing property line.” (Italics added for emphasis.) As part of the approved site plan for Lowe’s, Benderson, the property owner, was required to place and maintain a wood fence along its northern property line (Nate’s southern property line). Additionally, there is an approximately 60 foot wide vegetated storm water retention swale on the Lowe’s side of the fence. This vegetated swale and fence create a visual buffer between the commercial property and Nate’s, the original intent of the restriction in question. Staff is proposing that the requirement that does not allow a mobile home within 30 feet of any other existing property line be eliminated and to the rear yard setback be reduced from “20% or 25 feet, but not less than 20 feet” to a 10 foot minimum. This would allow several more mobile homes to be added to the park along the southern property line. (See attached map.) This proposal was previously discussed at the April Planning and Economic Development meeting. At that meeting staff was directed to draft and circulate the ordinance for comments. At the request of the Committee an environmental review of this action has been completed, and the draft Short Environmental Assessment Form and ordinance are enclosed. The proposed ordinance and environmental assessment have been circulated to the City Planning Board, the Conservation Advisory Council, the Board of Zoning Appeals, the Tompkins County Planning Department and various other City staff and departments. Enclosed are comments that have been received from the County, which states that this action is not expected to have inter-municipal or countywide impacts. Also enclosed for your consideration is a resolution establishing lead agency for this action and a resolution for environmental significance. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. Draft Resolution 5/7/15 An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled “Zoning” to Amend the Setback Requirements of the Mobile Home (MH-1) Zoning – Declaration of Lead Agency WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that, for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed zoning amendment is an “Unlisted” Action pursuant to the City Environmental Quality Review (CEQR) Ordinance, which requires environmental review under CEQR; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca does hereby declare itself lead agency for the environmental review of the proposal to Amend the Setback Requirements of the Mobile Home (MH-1) Zoning District in Order to Reduce the Rear Yard Setback Requirement to 10’ and to Elminate the Requirement that States that No Mobile Home May Locate Within 50’ of Any Existing Right of Way or Within 30 Feet of Any Other Property Line amend the I-1 zoning district in order to require a minimum of two stories for new non-industrial construction. Draft Resolution 5/7/15 An Ordinance to Amend the Municipal Code of the City of Ithaca, Chapter 325, Entitled “Zoning” to Amend the Setback Requirements of the Mobile Home (MH-1) Zoning – Declaration of Environmental Significance 1. WHEREAS, The Common Council is considering to amend the MH-1 zoning district in order reduce the rear yard setback requirement to 10’ and to eliminate the requirement that states that no mobile home may locate within 50’ of any existing right of way or within 30’ of any other property line, and 2. WHEREAS, the appropriate environmental review has been conducted, including the preparation of a Short Environmental Assessment Form (SEAF), dated April 22, 2015, and 3. WHEREAS, the proposed action is a “Unlisted” Action under the City Environmental Quality Review Ordinance, and 4. WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the SEAF prepared by planning staff; now, therefore, be it 1. RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the findings and conclusions more fully set forth on the Short Environmental Assessment Form, dated April 22, 2015, and be it further 2. RESOLVED, that this Common Council, as lead agency in this matter, hereby determines that the proposed action at issue will not have a significant effect on the environment, and that further environmental review is unnecessary, and be it further 3. RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law. CITY OF ITHACA SHORT ENVIRONMENTAL ASSESSMENT FORM (SEAF) Project Information (to be completed by applicant or project sponsor) 1. Applicant/Sponsor: City of Ithaca 2. Project Name: Amendment to Setback Requirements in MH-1 Zoning District 3. Project Location: MH-1 Zoning District 4. Is Proposed Action: ˆ New ˆ Expansion ; Modification/Alteration 5. Describe project briefly: Proposed amendment is to eliminate the front yard setback requirement in the MH-1 district that states that mobile homes cannot locate within 50 feet of any public right of way or within 30 feet of any other existing property line; and to also reduce the rear yard setback to a 10-foot minimum 6. Precise Location (road intersections, prominent landmarks, etc., or provide map): MH-1 Zoning District 7. Amount of Land Affected: Initially: ~30 Acres Ultimately: ~30 Acres 8. Will proposed action comply with existing zoning or other existing land use restrictions? ˆ Yes ; No If no, describe briefly: Action is an amendment to the current zoning requirements 9. What is present land use in vicinity of project: ‰ Residential ; Industrial ˆ Agricultural ‰ Parkland/Open Space ; Commercial ˆ Other _________________ Describe: 10. Does action involve a permit/approval or funding, now or ultimately, from governmental agency (federal/state/local): ; Yes ˆ No If yes, list agency name and permit/approval type: Common Council Adoption 11. Does any aspect of the action have a currently valid permit or approval? ˆ Yes ; No If yes, list agency name and permit/approval type: 12. As a result of proposed action, will existing permit/approval require modification? ˆ Yes ; No I certify the information provided above is true to the best of my knowledge. PREPARER'S SIGNATURE: ____________________________ DATE: __4/22/15_ PREPARER'S TITLE: __Senior Planner_______________________________ REPRESENTING: ___City of Ithaca__________________________________ SHORT ENVIRONMENTAL ASSESSMENT FORM Part II To Be Completed By Staff In order to answer the questions in this Short Environmental Assessment Form (SEAF), the preparer is to use currently available information concerning the project and the likely impacts of the action. Yes No 1. Will project result in a large physical change to the project site or physically alter more than one acre of land? □ X 2. Will there be a change to any unique or unusual land form found on the site or to any site designated a unique natural area or critical environmental area by a local or state agency? □ X 3. Will the project alter or have any effect on an existing waterway? □ X 4. Will the project have an impact on groundwater quality? □ X 5. Will the project affect drainage flow on adjacent sites? □ X 6. Will the project affect any threatened or endangered plant or animal species? □ X 7. Will the project result in an adverse effect on air quality? □ X 8. Will the project have an effect on visual character of the community or scenic views or vistas known to be important to the community: □ X 9. Will the project adversely impact any site or structure of historic, pre-historic, or paleontological importance or any site designated a local landmark or in a landmark district? □ X 10. Will the project have an effect on existing or future recreational opportunities? □ X 11. Will the project result in traffic problems or cause a major effect to existing transportation systems? □ X 12. Will the project cause objectionable odors, noise, glare, vibration, or electrical disturbance as a result of the project's operation during construction or after completion? □ X 13. Will the project have any impact on public health or safety? □ X 14. Will the project affect the existing community by directly causing a growth in permanent populations of more than 5 percent over a one-year period OR have a negative effect on the character of the community or neighborhood? □ X 15. Is there public controversy concerning the project? □ X If any question has been answered YES, a completed Full Environmental Assessment Form (FEAF) is necessary. PREPARER'S SIGNATURE: ____________________________________ DATE: _4/22/15___ PREPARER'S TITLE: ___Senior Planner ___________________________________________ REPRESENTING: ______ City of Ithaca ____________________________________________ ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF ITHACA, CHAPTER 325, ENTITLED “ZONING” IN ORDER TO AMEND THE REQUIRED REAR YARD SETBACK IN THE MH-1 ZONING DISTRICT WHEREAS, the City of Ithaca has one area zoned for mobile homes, Nate’s Floral Estates, located in the Southwest Area of the City, and WHERAS, the current MH-1 Zoning District restricts mobile home parks from locating any new mobile homes within 50 feet on any existing public way or within 30 feet of any other existing property line, and WHEREAS, when the MH-1 district was established the required setback was intended to create a visual buffer between the commercial property and the mobile home residential area, and WHERAS, as a part of the approved site plan for Lowe’s, Benderson, the property owner, was required to place and maintain a wood fence along the property line between Nates Floral Estate, with an additional 60 foot vegetative storm water retention swale on the commercial side of the fence, and WHEREAS, the vegetated swale and fence create a visual buffer between the commercial property and Nate’s, and WHEREAS, increased property taxes, the scarcity of quality affordable housing, and the desire to live in the City, have created a renewed interest and demand for mobile home sites, and WHEREAS, given that physical buffers exist to provide visual protection to the residential area from the commercial district, and given that there is a high demand for additional mobile homes on the one mobile home park in the City, Planning staff has recommended removing the additional setback requirement and reducing the rear yard setback requirement to 10’, therefore BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca that Chapter 325 (Zoning) of the Municipal Code of the City of Ithaca is hereby amended as follows: Section 1. Chapter 325, Section 325-8, of the Municipal Code of the City of Ithaca is hereby amended in order to amend the district regulations chart, column 11, yard dimensions, in order to eliminate the front yard setback requirement in the MH-1 district, that states that no mobile home may be located within 50 feet of any existing public right of way or within 30 feet of any other property line; and to amend column 14/15, rear yard setback in order to reduce the required setback from 20% or 25’ to 10’ in the MH-1 zoning district. Section 2. Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this ordinance. Section 3. Effective date. This ordinance shall take effect immediately and in accordance with law upon publication of notices as provided in the Ithaca City Charter. SOUTH FULT O N S T R E E T C E CIL A MAL O N E DRIVE CHERRY STREET C H E R R Y S T R E E T 2.1 acres2.6 acres 30' setback from Property Line feet 6003000 101.-1-1.11 78.-3-6 101.-1-1.13 I-1 Adult Us SW-2 SW-1 MH-1 WF-2 100.-3-1 102.-1-2.1 102.-1-2.3 102.-1-2.4 117.-1-1.2 117.-1-2.1 117.-1-2.2 117.-1-3 117.-1-4 117.-1-5 117.-1-6118.-1-1.3 118.-1-2.1 118.-1-2.2 118.-1-2.3 118.-1-2.4 118.-1-2.5 525.-6-1 77.-6-1.1 77.-6-2 77.-6-3 78.-1-1.277.-3-1 77.-4-1 77.-4-2 78.-2-4 78.-2-6 78.-3-1 78.-3-2 78.-3-7 79.-1-2.1 79.-10-1 79.-2-1.2 95.-1-1.1 95.-1-1.2 96.-2-1.1 96.-2-1.21 96.-2-1.22 96.-2-1.23 96.-2-1.3 96.-2-1.4 96.-2-1.5 96.-2-1.8 96.-2-1.9 96.-2-6 96.-2-7 MH-1 ZONING DISTRICT NY State Plane, Central GRS 80 Datum Map Source: Tompkins County Digital Planimetric Map 1991-2014 Map Prepared by: GIS Planning, City of Ithaca, NY, 26 March 2015 . 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H O M E u n i t i n s p e c t i o n s f o r S e c u r i t y D e p o s i t s T C A c t i o n $ 0 $4 , 0 0 0 . 0 0 $4 , 0 0 0 . 0 0 HQ S i n s p e c t i o n s f o r 3 5 , n o n - s e c t i o n 8 u n i t s r e c e i v i n g s e c u r i t y d e p o s i t a s s i s t a n c e Ec o n o m i c D e v e l o p m e n t 9 H o s p i t a l i t y E m p l o y m e n t T r a i n i n g P r o g r a m Gr e a t e r I t h a c a A c t i v i t i e s Ce n t e r ( G I A C ) $1 0 9 , 4 1 7 $1 5 , 5 4 5 $ 7 3 , 9 1 2 . 1 2 $ 2 3 , 8 6 8 . 2 7 $ 1 1 , 6 3 6 . 6 1 $1 0 9 , 4 1 7 . 0 0 Jo b t r a i n i n g a n d p a i d w o r k e x p e r i e n c e f o r 1 6 i n d i v i d u a l s w i t h e m p l o y m e n t b a r r i e r s , jo b p l a c e m e n t s f o r a t l e a s t 4 i n d i v i d u a l s 10 W o r k P r e s e r v e J o b T r a i n i n g P r o g r a m H i s t o r i c I t h a c a $8 7 , 5 0 0 $7 5 , 5 0 0 $ 8 7 , 5 0 0 . 0 0 $8 7 , 5 0 0 . 0 0 Tr a i n i n g i n j o b r e a d i n e s s s k i l l l s f o r 2 0 i n d i v i d u a l , e n t r y l e v e l j o b p l a c e m e n t s f o r a t l e a s t 3 i n d i v i d u a l s Pu b l i c F a c i l i t i e s 11 S p e n c e r R o a d S i d e w a l k s C i t y o f I t h a c a $1 0 0 , 0 0 0 $9 0 , 0 0 0 $ 1 0 0 , 0 0 0 . 0 0 $1 0 0 , 0 0 0 . 0 0 Pr o v i d e a s a f e p e d e s t r i a n c o n n e c t i o n f r o m S p e n c e r R d t o t h e C i t y ' s n e t w o r k o f si d e w a l k s Pu b l i c S e r v i c e s 14 2 - 1 - 1 / I & R S e r v i c e H u m a n S e r v i c e s C o a l i t i o n $2 0 , 0 0 0 $2 0 1 , 8 3 0 $ 2 0 , 0 0 0 . 0 0 $2 0 , 0 0 0 . 0 0 Su p p o r t f o r t h e 2 - 1 - 1 C a l l C e n t e r 15 B u i l d i n g f o r t h e F u t u r e S o u t h s i d e C o m m C t r $2 8 , 2 9 2 $1 6 , 0 0 0 $ 2 3 , 5 7 7 . 0 0 $2 3 , 5 7 7 . 0 0 Pr o v i d e h a r d w a r e a n d s o f t w a r e f o r c o m p u t e r s u s e d i n c o m p u t e r l a b t o s e r v e 2 5 L M I in d i v i d u a l s 16 I m m i g r a n t S e r v i c e s C a t h o l i c C h a r i t i e s $1 6 , 0 0 0 $2 1 , 4 5 5 $ 1 6 , 0 0 0 . 0 0 $1 6 , 0 0 0 . 0 0 Ca s e m a n a g e m e n t f o r 8 0 i m m i g r a n t s t o a c c e s s e m p l o y m e n t , s e r v i c e s , l e g a l a i d , e t c 17 A + T u i t i o n A s s i s t a n c e B J M E n r i c h m e n t P r o g r a m $2 7 , 4 1 0 $1 3 1 , 8 7 5 $ 1 7 , 4 1 0 . 0 0 $1 7 , 4 1 0 . 0 0 Sc h o l a r s h i p s f o r 1 0 a c a d e m i c a l l y v u l n e r a b l e B J M s t u d e n t s t o a t t e n d A c a d e m i c P l u s 20 R e S E T J o b T r a i n i n g E x p a n s i o n F i n g e r L a k e s R e U s e $7 5 , 0 1 5 $1 5 4 , 4 4 7 $ 2 3 , 7 5 9 . 0 0 $2 3 , 7 5 9 . 0 0 Tr a i n i n g f o r 4 5 i n d i v i d u a l s i n b a s i c s k i l l s i n t e c h n o l o g y a n d c o n s t r u c t i o n f i e l d s , p a i d ap p r e n t i c e s h i p s f o r 3 i n d i v i d u a l s Ad m i n i s t r a t i o n 22 C D B G A d m i n . I U R A $1 3 4 , 3 2 9 . 2 0 $0 $ 1 3 4 , 3 2 9 . 2 0 $1 3 4 , 3 2 9 . 2 0 Pl a n n i n g , a d m i n i s t r a t i o n a n d m o n i t o r i n g f o r t h e C D B G p r o g r a m 23 H O M E A d m i n . I U R A $3 6 , 8 6 6 . 1 0 $0 $3 6 , 8 6 6 . 1 0 $3 6 , 8 6 6 . 1 0 Pl a n n i n g , a d m i n i s t r a t i o n a n d m o n i t o r i n g f o r t h e H O M E p r o g r a m To t a l s : $ 1 , 2 3 3 , 5 8 7 $ 1 7 , 6 6 6 , 3 0 1 $ 6 7 1 , 6 4 6 . 0 0 $ 3 7 , 8 6 8 . 2 7 $ 6 , 0 0 0 . 0 0 $ 1 1 , 6 3 6 . 6 1 $ 1 2 0 , 0 0 0 . 0 0 $ 3 3 2 , 6 3 3 . 4 2 $ 1 , 1 7 9 , 7 8 4 . 3 0 $0 . 0 0 $ 0 . 0 0 $ 0 . 0 0 $ 0 . 0 0 $ 0 . 0 0 $ 3 6 , 0 2 7 . 5 8 un a l l o c a t e d Mi n i m u m R e q u i r e d S e t - a s i d e o f H O M E f u n d s f o r C H D O A c t i v i t i e s : $ 5 5 , 2 9 9 . 1 5 CD H O S e t - a s i d e F u n d i n g ( I N H S 2 1 0 H a n c o c k ) : $ 1 9 7 , 1 6 7 . 3 2 CH D O S e t a s i d e c o m p l i a n c e : Y / N DR A F T A c t i o n P l a n 20 1 5 H U D E n t i t l e m e n t P r o gra m , C i t y o f I t h a c a , N Y FU N D I N G A V A I L A B L E Pr o j e c t Proposed Resolution   Planning & Economic Development Committee  May 13, 2015     2015 Action Plan – HUD Entitlement Program    WHEREAS, the City of Ithaca (City) is eligible to receive an annual formula allocation of funds to address  community development needs through the U.S. Department of Housing & Urban Development (HUD)  Entitlement program from the Community Development Block Grant (CDBG) program and the Home  Investment Partnerships (HOME) program funding sources, and    WHERAS, the City has contracted with the Ithaca Urban Renewal Agency (IURA) to administer,  implement and monitor the City’s HUD Entitlement program in compliance with all applicable  regulations, and    WHEREAS, on an annual basis an Action Plan must be submitted to HUD to access HUD Entitlement  program funding allocated to the City, and     WHEREAS, the 2015 Action Plan identifies a specific list of budgeted community development activities  to be funded from the 2015 HUD Entitlement program allocation and associated funds administered by  the IURA, and     WHEREAS, funding available to be allocated through the 2015 Action Plan funding process is anticipated  to include the following:      $671,646.00 CDBG 2015 allocation    $37,868.27 CDBG 2013 carryover       $6,000.00 CDBG 2012 recaptured funds    $11,636.61 CDBG 2014 carryover program income  $120,000.00 CDBG 2015 projected program income  $368,661.00 HOME 2015 allocation             $1,215,811.88 Total, and    WHEREAS, the IURA utilized an open and competitive project selection process for development of the  2015 Action Plan in accordance with the City of Ithaca Citizen Participation Plan, and    WHEREAS, at their April 2, 2015 meeting, the IURA adopted a recommended 2015 Action Plan; now,  therefore, be it    RESOLVED, that the Common Council for the City of Ithaca hereby adopts the IURA‐recommended 2015  Action Plan, dated April 2, 2015 for allocation of the City’s 2015 HUD Entitlement Program award along  with additional funds listed above totaling $1,215,811.88, and be it further    RESOLVED, that the Urban Renewal Plan shall be amended to include activities funded in the adopted 2015  Action Plan.    j:\community development\entitlement grants\cdbg 2015\action plan\reso p&ed adopt 2015 action plan 5‐13‐15.doc    Resolution of the City of Ithaca’s Natural Areas Commission                                                                                                                 Approved unanimously on May 5, 2015  Natural Areas Commission Recommendation to Withhold Certain Properties                   Acquired Through Tax  Foreclosure from Public Auction  WHEREAS, the Natural Areas Commission (NAC) for the City of Ithaca is charged with advising various  City entities (including “the appropriate committee of Common Council”) of threats to the natural areas  of the City, as well as opportunities to improve their protection;  and  WHEREAS, the NAC is aware that three properties adjacent to designated natural areas in the City are  subject to imminent foreclosure for non‐payment of taxes:       ‐ Tax  Parcel 110‐5‐9 (vacant; entirely surrounded by the Six Mile Creek Natural Area);       ‐ Tax  Parcel 12‐1‐1 (vacant; adjacent to Lake Street and the Ithaca Falls Natural Area);  and        ‐ Tax  Parcel 12‐1‐2 (includes house; adjacent to Lake Street and the Ithaca Falls Natural Area);  and  WHEREAS, regarding the properties adjacent to the Ithaca Falls Natural Area, the NAC has concerns  based on the following:  1.  Ithaca Falls is the City’s iconic front door ‐ a premier natural attraction and a perennial  favorite destination for neighbors, other local residents, visitors and tourists.    2. The City is in process of undertaking enhancements intended to improve the accessibility  and functionality of the Lake Street entrance to the Ithaca Falls area.  Proposed work  includes adding a concrete walkway and falls overlook, installing metal guardrails behind the  existing stone retaining wall, installing a movable gate to discourage access to the Falls itself  during times when it could be unsafe, replacing the existing bike racks, adding an accessible  curb ramp, improving the landscaping, and other site improvements.  In order to secure this  investment, the immediately surrounding and visible land should be protected, including the  viewshed of the Falls overlook.      3. The City, Tompkins  County and New York  State have all recognized the value, importance and  ecological sensitivity of Ithaca Falls and the broader Fall Creek corridor, by supporting  designation of the corridor as a Recreational River, by designating much of the corridor as a  Unique Natural Area, and, in the City’s case, by purchasing or otherwise acquiring a number  of properties within the corridor, including the dramatic overlook area to be created on the  “island” between Fall Creek and the former raceway, on the former Ithaca Gun site.  In  addition, The 2020 Tompkins County Strategic Tourism Plan emphasizes the key  role that  local gorges, creeks and waterfalls play in bolstering the local tourism economy.      4. The City’s draft, new Comprehensive Plan calls for the entire Ithaca Falls/Recreational River  area – including both parcels in question ‐ to be part of a new, Conservation District for  environmentally sensitive areas.  [Page 17]  The draft Plan calls for gorges throughout the  City to be protected “to ensure their continuation as critical natural assets for current and  future use,” for steep slopes (which are a prominent feature of Parcel 12‐1‐1) to be  preserved to protect environmentally sensitive areas and to enhance the character and  aesthetics of the city,” and for “opportunities for additional green space [in the City] to be  strategically considered.”  [Page 54]    5. The two tax‐delinquent parcels in question are both within the designated Recreational River  corridor for Fall Creek;  Parcel 12‐1‐1 is within the Unique Natural Area.    6. The City has not fulfilled its obligation to produce and adopt a management plan for the Fall   Creek Recreational River corridor, as required by the Department of Environmental  Conservation (DEC).     7. Since the Recreational River designation of Fall  Creek appears to be unique ‐ with  responsibility for administration of the designated area being delegated to the City (rather  than the DEC, as is typical), and in the absence of a management plan, it is not clear whether  the regulations to be enforced for the corridor are the same as those used by the DEC.  Even   if the DEC’s regulations are applicable, an area‐type variance, and/or a use‐type variance,  from those regulations, could be granted by the City’s Planning and Development Board.     8. The NAC is concerned that inappropriate new development that would have a negative  impact on the beauty and character of the resource could occur on one or both parcels.  It  seems likely that a new buyer would wish to redevelop the properties, in a more intensive  way (e.g., consistent with their current zoning as R‐3b).    9. The NAC believes that the existing, one‐bedroom house at 410 Lake Street, while of  relatively modest size, already detracts from the beauty and character of the Ithaca Falls  Natural Area, by inserting a highly visible, inconsistent, non‐natural element into the  otherwise spectacular viewshed (from Lake Street, from the entrance area of the Natural  Area, and from vantage points and overlooks upstream, including the one to be developed  by the City at the “island” site).     10. Assuming that the properties are not redeemed prior to foreclosure, this situation presents a  unique and historic opportunity for the City to gain proactive control over the future of these  parcels  (and the character and potential of the Ithaca Falls area, for the benefit of future  generations), at a fraction of the parcels’ value.    11. Allowing one or both of the Fall Creek parcels to be auctioned to the highest bidder at the  2015 tax auction (tentatively scheduled for June) effectively eliminates the option of having  no building on these parcels, and does not provide adequate time for either the public to  learn about and offer informed feedback on this important issue, or for Common Council  and the City to study and consider carefully the situation, and to evaluate the options and  their long‐term implications.        12. The high cultural, economic, natural area value, and sensitive location of these parcels  signifies the importance of this land and warrants designation as parkland, with the overlay  of natural area designation.  It is clear from the Recreational River Designation that the City  has recognized the importance of this land.  Parkland designation offers the most protective,  long‐term approach to maintaining the natural character of a resource as it cannot be  "alienated" (i.e., used for or converted to non‐park purposes) without an act of the State  legislature.  A natural area designation is not as protective and can be changed or revoked at  any time by Common Council, with no requirement for replacement.  and WHEREAS, in preliminary discussions, the County has indicated it may agree to forego taxes due on these  parcels if retained by the City for public use, in the total amount of $2,696. (12.‐1‐1 (vacant) ‐ $900.07;   12.‐1‐2, (house) ‐ $1,795.94);  and     WHEREAS, the NAC offers to work with the City to try to find other, creative ways to reduce potential  costs associated with City ownership of the properties.       NOW THEREFORE, the Natural Areas Commission strongly urges the Planning and Economic  Development Committee and the Common Council to take the following steps, as to the three, afore‐ mentioned properties:  1.  Withhold all three properties from the upcoming tax auction.    2.  Retain Parcel 110‐5‐9 for public use, designate it as parkland, and add it to the  surrounding Six Mile Creek Natural Area.    3.  Retain Parcel 12‐1‐1 for public use, designate it as parkland, rezone it to P‐1, and add it to  the adjacent Ithaca Falls Natural Area.    4. As for Parcel 12‐1‐2 (which includes the house at 410 Lake Street), use the period up until  the 2016 tax auction to gather public input and to study and consider the City’s options for  this property, including parkland designation and/or inclusion in the Ithaca Falls Natural  Area.         CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org     MEMORANDUM      TO: Common Council     FROM: Planning & Development Board     DATE: May 8, 2015    SUBJECT: City Retention of Tax Parcels #12.‐1.1 & #12.‐1.2 (401 Lake St.)       The Planning Board understands Common Council is considering a decision that would allow  the public auction of Tax Parcel #12.‐1.2 (401 Lake St.).  The Board urges Common Council to  retain both adjacent parcels under City ownership for the purpose of expanding and protecting  the Fall Creek Gorge and Natural Area.  Members of the Board feel that acquiring both parcels  is a rare opportunity that would produce a lasting benefit to our community ― far outweighing  any possible cost off‐set from selling 401 Lake Street.      Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Withhold Mulberry Street parcel from Public Auction – Declaration  of Lead Agency      WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes and fees from public  auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #110.‐5‐9, Mulberry Street, is proposed to be withheld from public auction, and     WHEREAS, due to its location within the Six Mile Creek Natural Area and close proximity to Six  Mile Creek, action to acquire or sell the Mulberry Street parcel is categorized as a Type I action  under the City Environmental Quality Review Ordinance (CEQRO), which requires  environmental review, and    WHEREAS, State Law and Section 176.6 of CEQRO require that a Lead Agency be established for  conducting environmental review of proposed actions in accordance with local and state  environmental law, and     WHEREAS, State Law specifies that the Lead Agency shall be that local agency which has  primary responsibility for approving, funding or carrying out the action, and    WHEREAS, no other agency has jurisdiction to fund, approve or undertake the proposed action;  now, therefore, be it     RESOLVED, that the City of Ithaca Common Council does hereby declare itself Lead Agency for  the environmental review of the proposed withholding of tax parcel #110.‐5‐9, Mulberry Street,   from the public auction.       j:\community development\dispositions\city tax foreclosures\2015\mulberry st\reso p&ed 401 mulberry st  ‐ lead agency.doc  Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Withhold Tax Parcel #110.‐5‐9, Mulberry Street, from Public  Auction ‐ Environmental Determination      WHEREAS, the City of Ithaca Common Council is considering retention of the following  parcels scheduled to be acquired through foreclosure for nonpayment of taxes/fees  from public auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #110.‐5‐9, Mulberry Street, is proposed to be withheld from public auction,  and     WHEREAS, the City of Ithaca Common Council declared itself Lead Agency for the  environmental review of this proposed action, and    WHEREAS, the proposed action is categorized as a Type I action under the City  Environmental Quality Review Ordinance (CEQRO), which requires environmental  review, and    WHEREAS, the City of Ithaca Common Council, acting as Lead Agency for the  environmental review, has reviewed and accepted as adequate a Full Environmental  Assessment Form, Part 1 and Part 2, prepared by Ithaca Urban Renewal Agency staff;  now, therefore, be it    RESOLVED, that the City of Ithaca Common Council hereby determines that the  proposed withholding of tax parcel #110.‐5‐9, Mulberry Street, from public auction will  result in no significant impact on the environment and that a Negative Declaration for  purposes of Article 8 of the Environmental Conservation Law be filed in accordance with  the provisions of Part 617 of the State Environmental Quality Review Act.       j:\community development\dispositions\city tax foreclosures\2015\mulberry st\reso p&ed mulberry st. ‐ neg dec 5‐13‐15.doc  Proposed Resolution  Planning & Economic Development Committee  City of Ithaca Common Council  May 13, 2015    Tax Foreclosure Property, Withhold Tax Parcel #110.‐5‐9, Mulberry Street, from Public  Auction ‐ Action    WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes/fees:     Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #110.‐5‐9, Mulberry Street, is proposed to be withheld from public auction, and    WHEREAS, the parcel is located within the Six Mile Creek Natural Area, and     WHEREAS, it is the duty of the City Chamberlain to enforce the collection of tax liens on real  property, and    WHEREAS, Section C‐44 of the City Charter adopts the procedures for collection of unpaid taxes  as set forth by New York Real Property Tax Law of New York State (RPTL), and    WHEREAS, §1166 RPTL authorizes the City to sell and convey tax foreclosed property to another  party with or without advertising for bids if confirmed by a majority vote of the Common  Council or at public auction to the highest bidder without Common Council approval, and    WHEREAS, it is the policy of the City to dispose of properties acquired though tax foreclosure  through public auction in conjunction with Tompkins County unless the Common Council  directs an alternative course of action, and    WHEREAS, the Natural Areas Commission (NAC) is the City’s advisory body to coordinate city  and public concerns regarding natural areas, and    WHEREAS, the NAC recommends the City withhold tax parcel #110.‐5‐9, Mulberry Street, from  the auction and retain it for “public use, designate it as parkland, and add it to the surrounding  Six Mile Creek Natural Area”, and   1 WHEREAS, the City of Ithaca Common Council, acting as Lead Agency in the environmental  review, determined that the proposed action  will result in no significant impact on the  environment and issued a Negative Declaration in accordance the City of Ithaca Environmental  Quality Review Ordinance; now, therefore, be it    RESOLVED, that the Common Council for the City of Ithaca hereby directs the Chamberlain to  withhold tax map parcel #110.‐5‐9, Mulberry Street,  from the public auction, and be it further     RESOLVED, that the parcel shall be retained for public use and designated for inclusion in the  Six Mile Creek Natural Area, and be it further    RESOLVED, that the Common Council hereby directs staff to submit a request to the Tompkins  County Legislature to forego collection from the City of past and future taxes due to the County  on tax map parcel #110.‐5‐9, Mulberry Street.        j:\community development\dispositions\city tax foreclosures\2015\mulberry st\reso pedc mulberry st ‐ action ‐ 5‐13‐15.doc      2 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 1 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 2 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 3 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 4 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 5 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 6 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landm ark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 7 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Proposed public ownership of this parcel will protect the natural area and expand recreational opportunities. Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Proposed public ownership of this parcel included in UNA-156, Six Mile Creek Valley, will positively impact and protect the UNA and expand opportunities for enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 8 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 9 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 10 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #110.-5-9, Mulberry Street, from Public Auction Date Created: 5/7/15 11 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — Tompkins County Property Viewer Map is user generated and is to be used as a reference only. Data layers are not guranteed to be accurate or up-to-date. 2,257 © Tompkins County GIS 376.2 DO NOT USE FOR CONVEYANCE OR NAVIGATION Legend 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet0376.2188.08 This map was automatically generated using Geocortex Essentials. Your tax dollars at work! Notes Address Curbs Parcels Tax Map Hydrology Intermittent Streams Perennial Streams Muni Citations Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Withhold Tax Parcel #12.‐1‐1 from Public Auction – Declaration of  Lead Agency      WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes and fees from public  auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #12.‐1‐1, Lake Street, is proposed to be withheld from public auction, and     WHEREAS, due to its close proximity to Fall Creek and the Ithaca Falls Natural Area, action to  acquire or sell #12.‐1‐1 is categorized as a Type I action under the City Environmental Quality  Review Ordinance (CEQRO), which requires environmental review, and    WHEREAS, State Law and Section 176.6 of CEQRO require that a Lead Agency be established for  conducting environmental review of proposed actions in accordance with local and state  environmental law, and     WHEREAS, State Law specifies that the Lead Agency shall be that local agency which has  primary responsibility for approving, funding or carrying out the action, and    WHEREAS, no other agency has jurisdiction to fund, approve or undertake the proposed action;  now, therefore, be it     RESOLVED, that the City of Ithaca Common Council does hereby declare itself Lead Agency for  the environmental review of the proposed withholding of tax parcel #12.‐1‐1, Lake Street, from  the public auction.       j:\community development\dispositions\city tax foreclosures\2015\12‐1‐1\reso p&ed 12‐1‐1  ‐ lead agency.doc  Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Withhold Tax Parcel #12.‐1‐1 from Public Auction ‐  Environmental Determination      WHEREAS, the City of Ithaca Common Council is considering retention of the following  parcels scheduled to be acquired through foreclosure for nonpayment of taxes/fees  from public auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #12.‐1‐1, Lake Street, is proposed to be withheld from public auction, and     WHEREAS, the City of Ithaca Common Council declared itself Lead Agency for the  environmental review of this proposed action, and    WHEREAS, the proposed action is categorized as a Type I action under the City  Environmental Quality Review Ordinance (CEQRO), which requires environmental  review, and    WHEREAS, the City of Ithaca Common Council, acting as Lead Agency for the  environmental review, has reviewed and accepted as adequate a Full Environmental  Assessment Form, Part 1 and Part 2, prepared by Ithaca Urban Renewal Agency staff;  now, therefore, be it    RESOLVED, that the City of Ithaca Common Council hereby determines that the  proposed withholding of tax parcel #12.‐1‐1, Lake Street, from public auction will result  in no significant impact on the environment and that a Negative Declaration for  purposes of Article 8 of the Environmental Conservation Law be filed in accordance with  the provisions of Part 617 of the State Environmental Quality Review Act.       j:\community development\dispositions\city tax foreclosures\2015\12‐1‐1\reso p&ed 12‐1‐1 ‐ neg dec 5‐13‐15.doc  Proposed Resolution  Planning & Economic Development Committee  City of Ithaca Common Council  May 13, 2015    Tax Foreclosure Property, Withhold Tax Parcel #12.‐1‐1 from Public Auction ‐ Action    WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes/fees:     Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, #12.‐1‐1, Lake Street, is proposed to be withheld from public auction, and    WHEREAS, the parcel is located adjacent to the Ithaca Falls Natural Area and within the  boundary area of the river corridor of lower Fall Creek that is designated as a New York State  Recreational River, and     WHEREAS, it is the duty of the City Chamberlain to enforce the collection of tax liens on real  property, and    WHEREAS, Section C‐44 of the City Charter adopts the procedures for collection of unpaid taxes  as set forth by New York Real Property Tax Law of New York State (RPTL), and    WHEREAS, §1166 RPTL authorizes the City to sell and convey tax foreclosed property to another  party with or without advertising for bids if confirmed by a majority vote of the Common  Council or at public auction to the highest bidder without Common Council approval, and    WHEREAS, it is the policy of the City to dispose of properties acquired though tax foreclosure  through public auction in conjunction with Tompkins County unless the Common Council  directs an alternative course of action, and    WHEREAS, the Natural Areas Commission (NAC) is the City’s advisory body to coordinate city  and public concerns regarding natural areas, and    1 WHEREAS, the NAC recommends the City withhold tax parcel #12.‐1‐1 from the auction and  retain it for “public use, designate it as parkland, rezone it to P‐1, and add it to the adjacent  Ithaca Falls Natural Area”, and    WHEREAS, the City of Ithaca Common Council, acting as Lead Agency in the environmental  review, determined that the proposed action  will result in no significant impact on the  environment and issued a Negative Declaration in accordance the City of Ithaca Environmental  Quality Review Ordinance; now, therefore, be it    RESOLVED, that the Common Council for the City of Ithaca hereby directs the Chamberlain to  withhold tax map parcel #12.‐1‐1, Lake Street, from the public auction, and be it further     RESOLVED, that the parcel shall be retained for public use and designated for inclusion in the  Ithaca Falls Natural Area, and be it further    RESOLVED, that the Common Council hereby directs staff to submit a request to the Tompkins  County Legislature to forego collection from the City of past and future taxes due to the County  on tax map parcel #12.‐1‐1, Lake Street.       j:\community development\dispositions\city tax foreclosures\2015\401 lake st\reso pedc 12‐1‐1 action ‐ 5‐13‐15.doc      2 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 1 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 2 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 3 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 4 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 5 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 6 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landm ark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 7 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): Proposed public ownership of this parcel will protect the natural area and expand recreational opportunities. Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. Yes No Proposed action will impact use, function, or enjoyment of the resource. Proposed public ownership of this parcel included in UNA-134, Ithaca Falls Gorge, will positively impact and protect the UNA and expand opportunities for enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 8 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 9 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 10 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Withhold Tax Parcel #12.-1-1, Lake Street, from Public Auction Date Created: 5/7/15 11 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — LEGEND Tax Parcels Primary Commons Zone Secondary Commons Zone Historic District Zoning District Certificate of Appropriatene Buildings Railroad Parcel Border Waterway Park Ci t y o f I t h a c a , N Y 2 0 1 4 Feet 4/6 / 2 0 1 5 Pri nt e d : Da t a c o n t a i n e d o n t h i s m a p w a s p r o v i d e d o r d e r i v e d f r o m d a t a d e v e l o p e d o r co m p i l e d b y t h e C i t y o f I t h a c a , a n d i s t h e b e s t a v a i l a b l e t o d a t e . T h e or i g i n a t o r s d o n o t w a r r a n t t h e a c c u r a c y o r c o m p l e t e n e s s o f t h e i n f o r m a t i o n po r t r a y e d b y t h e d a t a . 171.08 1: 40 1 L a ke S t ree t htt p : / / g e o . t o mpkins-co. o rg/ SL / V iewer.h t ml ? Viewer=cityprop e rties 1, 4 9 3 Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Sale of 401 Lake Street at Public Auction – Declaration of Lead  Agency      WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes and fees from public  auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, 401 Lake St. (#12.‐1‐2) is proposed to be sold for the highest price at public auction,  and     WHEREAS, due to its close proximity to Fall Creek and the Ithaca Falls Natural Area, the  proposed sale of 401 Lake Street is categorized as a Type I action under the City Environmental  Quality Review Ordinance (CEQRO), which requires environmental review, and    WHEREAS, State Law and Section 176.6 of CEQRO require that a Lead Agency be established for  conducting environmental review of proposed actions in accordance with local and state  environmental law, and     WHEREAS, State Law specifies that the Lead Agency shall be that local agency which has  primary responsibility for approving, funding or carrying out the action, and    WHEREAS, no other agency has jurisdiction to fund, approve or undertake the proposed action;  now, therefore, be it     RESOLVED, that the City of Ithaca Common Council does hereby declare itself Lead Agency for  the environmental review of the proposed sale of 401 Lake Street, #12.‐1‐2, at public auction.       j:\community development\dispositions\city tax foreclosures\2015\401 lake st\reso p&ed 401 lake st - lead agency.doc   Proposed Resolution  Planning & Economic Development Committee  May 13, 2015    Tax Foreclosure Property, Sale of 401 Lake Street at Public Auction – Environmental  Determination      WHEREAS, the City of Ithaca Common Council is considering retention of the following  parcels scheduled to be acquired through foreclosure for nonpayment of taxes/fees  from public auction:    Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, 401 Lake St. (#12.‐1‐2) is proposed to be sold for the highest price at public  auction, and    WHEREAS, the City of Ithaca Common Council declared itself Lead Agency for the  environmental review of this proposed action, and    WHEREAS, the proposed action is categorized as a Type I action under the City  Environmental Quality Review Ordinance (CEQRO), which requires environmental  review, and    WHEREAS, the City of Ithaca Common Council, acting as Lead Agency for the  environmental review, has reviewed and accepted as adequate a Full Environmental  Assessment Form, Part 1 and Part 2, prepared by Ithaca Urban Renewal Agency staff;  now, therefore, be it    RESOLVED, that the City of Ithaca Common Council hereby determines that the  proposed sale of 401 Lake Street (#12.‐1‐2) at public auction will result in no significant  impact on the environment and that a Negative Declaration for purposes of Article 8 of  the Environmental Conservation Law be filed in accordance with the provisions of Part  617 of the State Environmental Quality Review Act.       Proposed Resolution  Planning & Economic Development Committee  City of Ithaca Common Council  May 13, 2015    Tax Foreclosure Property, Sale of 401 Lake Street at Public Auction ‐ Action    WHEREAS, the City of Ithaca Common Council is considering retention of the following parcels  scheduled to be acquired through foreclosure for nonpayment of taxes/fees:     Tax Map Address Use Approx. Size (sq. ft.)  Assessed  Value  Total Due as  of 4/30/15 #110.‐5‐9 Mulberry St.  vacant 5,000 $2,000 $1,101.92 #12.‐1‐1 Lake St. vacant 28,000 $55,800 $6,991.79 #12.‐1‐2 401 Lake St. vacant single  family dwelling 2,400 $110,000 $18,382.28 and,    WHEREAS, 401 Lake Street (#12.‐1‐2) is proposed to be sold for the highest price at public  auction, and    WHEREAS, 410 Lake Street is located adjacent to the Ithaca Falls Natural Area and within the  boundary area of the river corridor of lower Fall Creek that is designated as a New York State  Recreational River, and     WHEREAS, Recreational River regulations prohibit new residential construction within 150 feet  of Fall Creek for parcels located within the Recreational River boundary area, effectively  prohibiting new residential construction on the parcel, and      WHEREAS, Recreation River regulations authorize rehabilitation, restoration, replacement or  reconstruction of lawfully existing residential structures and expansion of up to 500 square feet  of such residential structures, and    WHEREAS, the vacant, boarded‐up, single family dwelling at 401 Lake Street is a lawfully  existing residence, and    WHEREAS, it is the duty of the City Chamberlain to enforce the collection of tax liens on real  property, and    WHEREAS, Section C‐44 of the City Charter adopts the procedures for collection of unpaid taxes  as set forth by New York Real Property Tax Law of New York State (RPTL), and    1 WHEREAS, §1166 RPTL authorizes the City to sell and convey tax foreclosed property  to  another party with or without advertising for bids if confirmed by a majority vote of the  Common Council or at public auction to the highest bidder without Common Council approval,  and    WHEREAS, it is the policy of the City to dispose of properties acquired though tax foreclosure  through public auction in conjunction with Tompkins County unless the Common Council  directs an alternative course of action, and    WHEREAS, should the City retain 401 Lake Street it will forego approximately $18,000 in taxes  due, incur an additional $5,400 in future taxes due until tax‐exempt status is established, and  need to make decisions about the future of the vacant residence, and    WHEREAS, to return the site to a natural character would require demolition, clearance and site  restoration at an estimated cost of up to $40,000, depending on the presence of asbestos, and     WHEREAS, the Natural Areas Commission (NAC) is the City’s advisory body to coordinate city  and public concerns regarding natural areas, and    WHEREAS, the NAC recommends withholding 401 Lake Street from the tax auction and “use the  period up until the 2016 tax auction to gather public input and to study and consider the City’s  options for this property, including parkland designation and inclusion in the Ithaca Falls  Natural Area”, and      WHEREAS, the decision to retain or sell this parcel sets public objectives to maximize tax  collection,  expand the property tax base and increase housing choices against competing  objectives to protect the integrity of a Natural Area and support the tourism industry, and      WHEREAS, the City of Ithaca Common Council, acting as Lead Agency in the environmental  review, determined that the proposed action  will result in no significant impact on the  environment and issued a Negative Declaration in accordance the City of Ithaca Environmental  Quality Review Ordinance; now, therefore, be it    RESOLVED, that the Common Council for the City of Ithaca hereby authorizes the City  Chamberlain to sell property located at 401 Lake Street, tax map parcel #12.‐1‐2, at public  auction to the highest bidder, with any net proceeds received from the sale in excess of the  amount due to be applied to retire taxes due on other foreclosed properties retained by the  City.    j:\community development\dispositions\city tax foreclosures\2015\401 lake st\reso pedc 401 lake st. action ‐ 5‐13‐15.doc  2 City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 1 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON LAND 1. Will there be an effect as a result of a physical change to project site? Yes No Any construction on slopes of 15% or greater (15-foot rise per 100 feet of length) or where general slope in the project exceeds 10%. Yes No Construction on land where depth to the water table is less than 3 feet. Yes No Construction of parking facility/area for 50 or more vehicles. Yes No Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Yes No Construction that will continue for more than 1 year or involve more than one phase or stage. Yes No Evacuation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Yes No Construction of any new sanitary landfill. Yes No Construction in designated floodway. Yes No Other impacts (if any): Yes No 2. Will there be an effect on any unique land forms found on the site (i.e., cliffs, gorges, geological formations, etc.)? Yes No Specific land forms (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 2 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER 3. Will project affect any water body designated as protected (under article 15 or 24 of Environmental Conservation Law, E.C.L.)? Yes No Developable area of site contains protected water body. Yes No Dredging more than 100 cubic yards of material from channel of protected stream. Yes No Extension of utility distribution facilities through protected water body. Yes No Construction in designated freshwater wetland. Yes No Other impacts (if any): Yes No 4. Will project affect any non-protected existing or new body of water? Yes No A 10% increase or decrease in surface area of any body of water or more than 10,000 sq. ft. of surface area. Yes No Construction, alteration, or conversion of body of water that exceeds 10,000 sq. ft. of surface area. Yes No Fall Creek, Six Mile Creek, Cascadilla Creek, Silver Creek, Cayuga Lake, or Cayuga Inlet? Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 3 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 5. Will project affect surface or groundwater quality? Yes No Project will require discharge permit. Yes No Project requires use of source of water that does not have approval to serve proposed project. Yes No Construction or operation causing any contamination of a public water supply system. Yes No Project will adversely affect groundwater. Yes No Liquid effluent will be conveyed off the site to facilities which do not currently exist or that have inadequate capacity. Yes No Project requiring a facility that would use water in excess of 20,000 gallons per day or 500 gallons per minute. Yes No Project will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Yes No Proposed action will require storage of petroleum or chemical products greater than 1,100 gallons. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 4 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON WATER (cont.) 6. Will project alter drainage flow, drainage patterns, or surface water runoff? Yes No Project would impede floodwater flows. Yes No Project is likely to cause substantial erosion. Yes No Project is incompatible with existing drainage patterns. Yes No Other impacts (if any): Yes No IMPACT ON AIR 7. Will project affect air quality? Yes No Project will induce 500 or more vehicle trips in any 8-hour period per day. Yes No Project will result in the incineration of more than 2.5 tons of refuse per 24-hour day. Yes No Project emission rate of all contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTUs per hour. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 5 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACTS ON PLANTS AND ANIMALS 8. Will project affect any threatened or endangered species? Yes No Reduction of any species, listed on New York or Federal list, using the site, found over, on, or near site. Yes No Removal of any portion of a critical or significant wildlife habitat. Yes No Application of pesticide or herbicide more than twice a year other than for agricultural purposes. Yes No Other impacts (if any): Yes No 9. Will proposed action substantially affect non-threatened or non-endangered species? Yes No Proposed action would substantially interfere with any resident or migratory fish, or wildlife species. Yes No Proposed action requires removal or more than ½ acre of mature woods or other locally important vegetation. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 6 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON AESTHETIC RESOURCES 10. Will proposed action affect views, vistas, or visual character of the neighborhood or community? Yes No Proposed land uses or proposed action components obviously different from, or in sharp contrast to, current surrounding land use patterns, whether man-made or natural. Yes No Proposed land uses or proposed action components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of aesthetic qualities of that resource. Yes No Proposed action will result in elimination or major screening of scenic views known to be important to the area. Yes No Other impacts (if any): The existing residential structure on the parcel is located immediately adjacent to the Fall Creek cliff and prominently visible at key public viewing points of Ithaca Falls. The currently vacant and boarded- up residential structure detracts from the quality of the scenic views. Sale of the property will not directly affect existing scenic views. Yes No IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 11. Will proposed action impact any site or structure of historic, prehistoric, or paleontological importance? Yes No Proposed action occurring wholly or partially within, or contiguous to, any facility or site listed on or eligible for the National or State Register of Historic Places. Yes No Any impact to an archaeological site or fossil bed located within the project site. Yes No Proposed action occurring wholly or partially within, or contiguous to, any site designated as a local landmark or in a landmark district. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 7 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON OPEN SPACE AND RECREATION 12. Will the proposed action affect the quantity or quality of existing or future open spaces, or recreational opportunities? Yes No The permanent foreclosure of a future recreational opportunity. Yes No A major reduction of an open space important to the community. Yes No Other impacts (if any): The existing residential structure on the parcel is located immediately adjacent to the Fall Creek cliff and prominently visible at key public viewing points of Ithaca Falls. The currently vacant and boarded- up residential structure detracts from the quality of the adjacent open space. Sale of the property will not directly affect existing character of the area. Yes No IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS 13. Will proposed action impact the exceptional or unique characteristics of a site designated as a unique natural area (UNA) or a critical environmental area (CEA) by a local or state agency? Yes No Proposed action to locate within a UNA or CEA? Yes No Proposed action will result in reduction in the quality of the resource. (visual quality and character of Fall Creek Gorge could be improved by removal or rehabilitation of the residential structure. Yes No Proposed action will impact use, function, or enjoyment of the resource. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 8 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON TRANSPORTATION 14. Will there be an effect to existing transportation systems? Yes No Alteration of present patterns of movement of people and/or goods. Yes No Proposed action will result in major traffic problems. Yes No Other impacts: Yes No IMPACT ON ENERGY 15. Will proposed action affect community's sources of fuel or energy supply? Yes No Proposed action causing greater than 5% increase in any form of energy used in municipality. Yes No Proposed action requiring creation or extension of an energy transmission or supply system to serve more than 50 single- or two-family residences. Yes No Other impacts (if any): Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 9 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON NOISE AND ODORS 16. Will there be objectionable odors, noise, glare, vibration, or electrical disturbance during construction of, or after completion of, this proposed action? Yes No Blasting within 1,500 feet of a hospital, school, or other sensitive facility? Yes No Odors will occur routinely (more than one hour per day). Yes No Proposed action will produce operating noise exceeding local ambient noise levels for noise outside of structure. Yes No Proposed action will remove natural barriers that would act as noise screen. Yes No Other impacts (if any): Yes No IMPACT ON PUBLIC HEALTH 17. Will proposed action affect public health and safety? Yes No Proposed action will cause risk of explosion or release of hazardous substances (i.e., oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there will be chronic low-level discharge or emission. Yes No Proposed action may result in burial of “hazardous wastes” in any form (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Yes No Proposed action may result in excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous wastes. Yes No Proposed action will result in handling or disposal or hazardous wastes (i.e., toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc., including wastes that are solid, semi-solid, liquid, or contain gases). Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 10 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON PUBLIC HEALTH (cont.) Storage facilities for 50,000 or more gallons of any liquid fuel. Yes No Use of any chemical for de-icing, soil stabilization, or control of vegetation, insects, or animal life on the premises of any residential, commercial, or industrial property in excess of 30,000 square feet. Yes No Other impacts (if any): Yes No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 18. Will proposed action affect the character of the existing community? Yes No The population of the city in which the proposed action is located is likely to grow by more than 5% of resident human population. Yes No The municipal budgets for capital expenditures or operating services will increase by more than 5% per year as a result of this proposed action. Yes No Proposed action will conflict with officially adopted plans or goals. Yes No Proposed action will cause a change in the density of land use. Yes No Proposed action will replace or eliminate existing facilities, structures, or areas of historic importance to the community. Yes No Development will create demand for additional community services (e.g., schools, police, and fire, etc.) Yes No Proposed action will set an important precedent for future actions. Yes No Proposed action will relocate 15 or more employees in one or more businesses. Yes No City of Ithaca Full Environmental Assessment Form (FEAF) Part 2 - Project Impacts Project Name: Sell Tax Map Parcel #12.-1-2, 401 Lake Street, at Auction Date Created: 5/7/15 11 of 11 5/8/2015 Small-to- Moderate Impact Potential Large Impact Can Impact Be Reduced by Project Change? IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD (cont.) Other impacts (if any): Yes No 19. Is there public controversy concerning the proposed action? Yes No Unknown — If any action in Part 2 is identified as a potential large impact, or if you cannot determine the magnitude of impact, proceed to Part 3 — 5/8/2015 Page 1 of 1 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Sell Tax Map Parcel 12.-1-2, 401 Lake Street at Public Auction May 7, 2015 PROJECT DESCRIPTION By standing City policy, properties acquired through tax foreclosure are sold to the highest bidder through the annual tax foreclosure auction, unless Common Council directs the City Chamberlain to take an alternative course of action. 401 Lake Street (#12.-1-2) contains a vacant, small residential structure, located adjacent to Fall Creek and the Ithaca Falls Natural Area. The house is currently unoccupied and boarded-up. This parcel is proposed to be offered for sale to the highest bidder at public auction. This action is a type I classification is due to the site’s location contiguous to Fall Creek and the Ithaca Falls Natural Area. Public Comment The City of Ithaca Natural Areas Commission submitted comment dated 5/5/15 that recommends that this parcel be withheld from the tax auction and “use the period up until the 2016 tax auction to gather public input and to study and consider the City’s options for the property, including parkland designation and/or inclusion in the Ithaca Falls Natural Area”. The City of Ithaca Planning & Development Board submitted comment dated 5/5/15. The Board urges Common Council to retain #12.-1-2, 401 Lake Street, as well as the adjacent parcel #12.-1-1 in city ownership for the purpose of expanding and protecting Fall Creek Gorge and Natural Area. The Board notes that acquiring both parcels (#12.-1-1 and #12.-1-2) is a rare opportunity that will have a lasting benefit to the community – far outweighing any possible cost offset of selling 401 Lake Street. Aesthetic & Open Space Resources The existing residential structure on the parcel is located immediately adjacent to Fall Creek and prominently visible at key public viewing points of Ithaca Falls. The currently vacant and boarded-up residential structure on the site detracts from the quality of the scenic views and open space character. Future use of the parcel will impact aesthetic and open space resources. Scenic views and community character could be improved if the structure were removed or rehabilitated. As the house has been in place for at least 50 years, sale of the property to recover back taxes will not diminish existing resources. The property is regulated by the Recreational River regulations that prohibits new residential development within 150 feet of Fall Creek and limits existing residential structures to a cumulative expansion of 500 square feet, so reasonable land use regulatory protection is in place to protect against significant adverse environmental impact. Sale of the property will not have a significant impact on existing the scenic or open space resources. Prepared by: Nels Bohn, Director of Community Development, IURA LEGEND Tax Parcels Primary Commons Zone Secondary Commons Zone Historic District Zoning District Certificate of Appropriatene Railroad Parcel Border Feet 4/6 / 2 0 1 5 Pri nt e d : 85.54 1: 40 1 L a ke S t ree t - a e ri al p h o t o htt p : / / g e o . t o mpkins-co. o rg/ SL / V iewer.h t ml ? Viewer=cityprop e rties 74 7 . - - - - - . - - - - - - Fa l l Cr e e k Re c r e a t i o n a l Ri v e r Bo u n d a - - - - -Legend-----. Nl A D CP O Z Bo u n d a r y 0 500 1,000 US survey feet NY St a t e Pl a n e , Ce n t r a l GR S 80 Da t u m Ma p So u r c e : To m p k i n s Co u n t y Di g i t a l Planimetric Map 1991-2005 St a t e of Ne w Yo r k To m p k i n s Co u n t y Overflight, 2007 Ma p Pr e p a r e d by : GI S Pl a n n i n g , City of Ithaca, NY, 19 August 2008. MARIO M. area 666 .. 8 Permits .. (a) The procedures and schedules for applications for rivers system permits are governed by Article 70 (Uniform Procedures Act) of the Environmental Conservation Law 0'ECL" and its implementing regulations contained in Parts 621 and 624 of this Title. An application for a permit will be filed by the applicant with the regional permit administrator on a form prescribed by the Department. Such application must set forth the purpose, character and ~xtent of the proposed regulated activity and shall set forth in detail the reasons the applicant seeks a permit. The application will include: 1. a detailed description of the regulated activity; 2. a map showing the area affected, with the location of the proposed regulated activity and the river; 3. a statement addressing feasible alternatives which do not affect river area resource values or on a site that is not regulated by this Part; 4. a statement identifying the owner of the subject property and, where applicable, written permission · of said owner for the applicant to seek permission for, and to carry out, the proposed activity; 5. a description of the planned use of the subject property once the proposed regulated activity is completed; 6. a plan at a scale acceptable to the Department which identifies the lot boundary and the river; 7. clearly labeled photographs of the site; 8. a variance request when applicable as specified in Section 666.9; and 9. such additional information as the regional permit administrator deems necessary to enable the department to make the findings and determinations required under this Part. For example, the applicant may be required to submit a list of the names of the owners of record of lands adjacent to the subject property upon which the regulated activity is to be undertaken. (b) The Department may require the applicant to provide a reasonable number of copies of the application, including associated documents and maps, for the purpose of public review. (c) The Department may treat the application as a request for a determination that the proposed project is an action which does not require a permit under this Part. (d) The date of expiration of any permit issued pursuant to this part will be not more than five years from the date such permit was issued. (e) Review ·procedures are governed by Article 8 (State Environmental Quality Review Act) of the ECL and its implementing 13 Part 617 of this rritle. of any permit application from a state agency must be conducted by the department, and must not be delegated to any local government. (f) Before a river system permit is issued, it must first be determined that: (1) The proposed land use or development is consistent with the purposes and policies of the Act and with the provisions of this Part; (2) The resources specified in Section 666.2(e) of this Part will be protected and the proposed activity will not have an undue adverse environmental impact; (3) No reasonable alternative exists for modifying or locating the proposed activity outside of the designated river area; and · (4) Actions proposed to be undertaken by state agencies are designed to preserve, protect or enhance the resources and values of designated rivers. (g) Any permit issued pursuant to this Part may be issued with conditions as are necessary to assure the preservation and protection of affected river area resources and to assure compliance with the policy and provisions of the Act and the standards and provisions df this Part. (h) Any permit issued pursuant to this Part may authorize the undertaking of the authorized regulated activity on a periodic basis, as specified in the permit, over a period of time not exceeding five years from the date of issuance of the permit. Such permit shall contain a condition requiring the permittee to notify the Department at least fourteen days in advance of each occasion upon which the permitted activity will be conducted. 666a9. Variances from the regulati~ns. (a) No variance may authorize any development or improvement prohibited by the Act. The Department, upon receipt of a written request made in conjunction with a permit application pursuant to this Part, may vary or modify any provision of this Part relating to allowable land uses or development.so long as it is the minimum variance necessary and only if: (1) in the case of a request for a use variance, the provision(s) to be varied or modified would cause an unnecessary hardship for the applicant. In order to prove such unnecessary hardship the applicant must demonstrate that: (i) the provision(s) to be varied or modified deprive the applicant of all economic use or benefit from the property in question, which deprivation must be established by competent financial evidence; (ii) the alleged hardship relating to the property in question is unique, and does not apply to a substantial portion of the river corridor; (iii) the requested use variance, if granted, will 14 6 6 1 The table and listing of uses, restrictions and standards in this section is incompleteo It includes many of the most often used provisions of this Parto Notes in the tables provide additional standards, restrictions and referenceso 19 A. 1. 2. 3. 4. WILD, SCENIC AND RECREATIONAL RIVERS SYSTEM 6NYCRR PART 666 .USE GUIDELINES Classes of Rivers: Procedural Requirements: Wild Rivers NPN -No permit necessary. Scenic Rivers Recreational Rivers NR -Notification required. P -Permit required. Communities PI Presumed incompatible. X -Prohibited use. LAND USES AND DEVELOPMENTS WILD EXISTING LAND USES Continuation, without change, of land uses lawfully existing on the date upon which this Part first takes effect in the river area. NPN rehabilitation, restoration, replacement or Maintenance, reconstruction without change of lawfully existing structures or their improvements. NPN Resumption of a land use after it is discontinued for one year. [See Note (i)l p Development of any lawfully existing lot for land uses or developments allowed in the river area notwithstanding that the lot may not satisfy the specified minimum lot area or shoreline frontage widths. [See Note (ii)l p NOTE: (i) This requirement is not applicable to agricultural land which has been farmed in two of the preceding five years or which is enrolled in a federal set-aside program as part of a certified farm plan. (ii) All contiguous parcels held in actual or effective ownership on or after the date upon which this Part first takes effect in a given river area shall be deemed a single lot. B. DAMS, IMPOUNDMENTS AND WATER WITHDRAWALS 1. Modification of the waterway by impoundment, diversion, rip-rap, bulkheads, structures or improvements impeding or altering the natural flow of water or free-flowing condition of the river. [See Part 666.11(a) & Note] 2. Water withdrawals from the river subject to the provisions of Part 666.11(b). 3. Surface water diversions subject to the provisions of Part 666.11(b). 4. Groundwater withdrawals subject to the provisions of Part 666.11(b)(2). 5. Water releases from impoundments in the watershed of the designated segment subject to the provisions of Part 666.11(b). 6. Water-related or water-dependent land uses or developments in the watershed of a designated river segment and which affect all or part of the flow in the designated river subject to the provisions of Part 666.11{b). X X X X X X NOTE: New construction or operation of hydroelectric generation facilities will be permitted at existing dams on scenic and recreational rivers subject to the provisions in Part 666.11(a)(3). 20 SCENIC RECREATIONAL COMMU- NITY NPN NPN NPN NPN NPN NPN p p p p p p X X X p p p p p p p p p p p p p p p C. RESIDENTIAL STRUCTURES 1. Private d~rJellings, mobile homes, and multiple family dwellings located within the 100-year floodplain or within 150 feet of the river and/or tributary bank. X 2. Private dwellings and mobile homes dwellings: a) located between 150 and 250 feet of the river or tributary bank. [See Notes (i)-(vi)J X b) located more than 250 feet from the river or tributary bank. [See Notes (i)-(vi)] X 3. Multiple family dwellings located more than 150 feet from the river bank. [See Notes (i), (iv)-(vi)] X 4. Conversions of existing principal buildings associated with resort hotels, rental cottages and group camps to residential use. X 5. Expansions of lawfully existing residential structures which do not exceed any standard in this Part up to a cumulative total of 500 square feet from the date this Part first takes effect. X NOTE: (i) All new residential structures constructed within 500 feet ·of the bank must be screened by vegetation or topographic features as viewed from the river; must not exceed 34 feet in height; and must not be constructed on a slope greater than 15 percent. (ii) Each private dwelling or mobile home in a scenic river area must be on a lot of at least 4 acres and have, when applicable, a shoreline frontage of at least 300.feet. (iii) Each private dwelling or mobile home in a recreational river area must be on a lot of at least 2 acres and have, when applicable, a shoreline frontage of at least 200 feet. (iv) Multiple family dwellings must be on a lot of at least one acre per living unit and have, when applicable, a shoreline frontage of at least 200 feet. (v) Clustering will be encouraged and may be allowed by rivers system permit in order to maintain undeveloped and undisturbed open areas. (vi) When clustering is permitted, the minimum cumulative, developable acreage, density and, when applicable, shoreline lot width must be satisfied for the parcel as a whole. For scenic and recreational river areas, not less than 40 percent or 30 percent of the clustered subdivision respectively will be retained in an undisturbed condition during and after development. D. NON-RESIDENTIAL STRUCTURES 1. Agricultural use structures located 100 feet or more from the river bank. [See Notes {i) & {ii)J X 2. Forest management and accessory structures (other than docks and boathouses) located on slopes of 15% or less, beyond the 100-year floodplain and: a) 150 feet or more from the river bank, whichever is greater. [See Notes (i)-(iii)J X b) 250 feet or more from the river bank, whichever is greater. [See Notes ( i)-( ii i)J X 3. lean-tos a) with less than 200 sq.ft. of floor space. [See Notes (i)- ( iii)] )( b) with 200 sq.ft. or more of floor space. [See Note (ii)J )( 4. Docks. [See Note (iv)J X 5. Boathouses for boat storage or shelterage only.[See Note (ii)J X 6. Stream improvement structures for fishery management purposes. X -7. Fences. X NOTE: (i) Structures listed above as NPN are P when located less than 500 feet from the river bank or 250 feet from the bank of a tributary but beyond the setbacks specified above. (ii) No new non-residential structure shall exceed 34 feet in height except agricultural silos. (iii) New forest management and accessory structures constructed within 500 feet of the bank of the river shall be screened by vegetation or topographic features as viewed from the r1 ver. (iv) Any new dock will be designated and developed so as to minimize its intrusion, if any, into the river and will not impede its natural flow or, if applicable, its navigability. 21 X X p )( NPN NPN X NPN NPN p p .p p p )( p p p p NPN NPN NPN NPN NPN p p p p p X NPN NPN p p NPN NPN NPN NPN NPN p p p p p E. ROADS, TRAILS, BRIDGES AND MOTORIZED ACCESS 1. Private or public roads and private driveways greater than 100 ft. long. [See ~Jotes 1, 2, and 3(i)J 2. Forest management roads and tributary bridges: a) located less than 150 feet from the bank of the designated river. b) located 150 feet or more from the bank of the designated river. 3. Trails. [See Notes 3(ii) and (iii)] 4. The use and operation of motor vehicles or motorized equipment a) for forest management purposes only. b) required for any other allowable use. 5. Bridges: · a) other than over a designated river; for non-motorized open space recreational uses. [See Notes 1(i) and 2(i)] NOTE: b) over a designated river for public roads or for non· motorized open space recreational uses. [See Notes 1(i), 2(i) and 3(iii)] 1. For Areas With A Scenic River Designation: (i) New or extended public roads, private roads open to the public, and any bridges necessary thereto may be constructed. only to provide access for the public to the shoreline of a portion of a scenic river area that is at least 2 land-miles, as measured along the river, from the nearest existing public access on the same side of the river. E><cept for that portion of a public road which provides access to a river, all such new or extended roads shall be constructed no closer than 500 feet from the river bank. (ii) If no vehicle access exists to a new or existing water- dependent residential or agricultural land-use or development, within a scenic river area, a new private road may be allowed provided that it is not open to the general public, is located at all points at least as far from the river as the land-use or development, and is not located inside or within 100 feet of the river bank. 2. For Areas with a Recreational or Community Designation: (i) All roads, bridges, and motorized access customarily associated with allowable uses in recreational river areas shall be allowed inside or within 500 feet of the river bank only as such uses are necessary for access to or for crossing the designated river. (ii) If there is no vehicle access to a new or existing land use or development within a recreational river area, a new private road may be developed only if it is n~t open to the general public, is·located at all points at least as far from the river as the land use or development to which it will provide access, and is not located inside or within 100 feet of the river bank. (iii) If there is no vehicle access to a new or existing com~rcial, industrial or institutional land use or development dependent upon river access within a community, a new private road providing access to the river may be developed only if it is Located at all points at least as far from the river as the land use or development to which it will provide access and is not located inside or within 100 feet of the riverbank, e><cept for single points of access. 3. For All Designated Areas: (i) Any new public or private road for non-motorized open space recreation uses shall be reasonable and necessary; be located, designed, and constructed to minimize its visibility from the river, to minimize alteration of the natural environment, and to avoid undue adverse environmental impacts; have its uses effectively restricted to those specified bythe person undertaking such activity; and have any associated bridges designed so as to not interfere with the recreational use of the river. (ii) Any new trail for non-motorized open space recreation uses shall be located, designed, and constructed to minimize its visibility from the river, to minimize alteration of the natural environment, and to avoid undue adverse environmental impacts; have its uses effectively restricted to those specified by the person undertaking such activity; and have any associated bridges designed so as to not interfere with the recreational use of the river. (iii) Any bridge associated with a new trail shall be constructedi to the greatest extent, of naturally occurring materials. 22 X )( NPN p NPN X )( )( p X NPI~ p NPN NPN NPN p p X NPN p NPN NPN NPN p p X NPN p NPN NPN NPN p F. ~ATER QUALITY, ~ASTE~ATER TREATMENT, AND WASTE DISPOSAL 1. Private water supply wells. 2. Private sewage disposal systems. 3. Waste treatment, storage or disposal except in temporary containers specifically intended for storage of such refuse. t~OTE: For additional concerns, standards and requirements, see Section 666.12 on preservation of water quality. · G. SIGNS AND COMMERCIAL SIGN DIRECTORIES 1. Public safety or regulatory signs by any authorized state or Local government agency or public utility, where otherwise allowed by law. 2. Posting signs pursuant to Sections 11-2109 and 11-2111 of the Environmental Conservation Law that: a) do not exceed 3 sq.ft. in size or 10 feet in height; b) exceed 3 sq. ft. in size or 10 feet in height. 3. Informational and directional signs as are necessary to the continuance of any existing use that: a) do not exceed 1 sq.ft. in size or 10 feet in height. b) exceed 1 sq. ft. in size or 10 feet in height. 4. All other signs which are located more than 500 ft. from the river bank, do not contain nor are lighted by any flashing or intermittent lights, and: a) are no larger than 3 sq. ft. in size and are located only upon the property with which the subject of the sign is associated. b) are no larger than 10 sq. ft. in size. H. PUBLIC UTILITY USES -'-"'1. Public utility uses which are subject to review pursuant to Articles VII, VIII, and X of the Public Service Law. 2. Public utility uses which do not constitute major public utility uses, do not cross the designated river and are pro- posed to be located more than 500 feet from the river bank. 3. Public utility uses which are not subj~ct to Articles VII, VIII, and X of the Public Service Law which a) are major public utility uses. [see Notes (iii)-(iv)J b) are proposed to cross the river, or located within 500 feet of the river bank. [see Notes (i}-(iv)J NOTE: (i) River crossings by public utility uses shall be located only where the impacts on the scenic qualities of the river area, as seen from other parts of the river area, are minimized. (ii) River crossings by public utility uses shall be limited in number and location, to the extent feasible, to those points along a river where crossings are now made, or in conjunction with bridges, but in no case shall they be more frequent than once every 2 miles, as measured along the course of the river. (iii) A river area p·ublic utility use shall be so located, designed and constructed as to avoid undue ·adverse environmental impacts and to minimize visibility from the river and from other parts of the river area. (iv) No pole erected for any public utility use, other than those utility uses under the jurisdiction of Article VII or Article VIII of the Public Service Law, shall exceed 40 feet in height. 23 X X ){ )( )( )( )( )( )( X X X )( )( p p X NPN NPN p NPN p p X NPN NPN p p p p X NPN NPN p NPN p p p NPN NPN p p p p )( NPN NPN p NPN p p p NPN NPN p p I. FOREST MANAGEMENT, VEGETATIVE CUTTING AND AGRICULTURE 1. Forest management practices, excluding forest management roads, and other vegetative cutting: a) located less than 100 feet from the river bank. (see Notes below) b) located 100 feet or more from the river bank. 2. Clearcutting a) areas less than 25 acres. b) areas 25 acres or more, aggregating areas of 8 acres or more which are separated by less than 300 feet at any point by an intervening area with an average basal area of at (east 60 sq.ft. per acre of trees one inch or more in diameter at breast height. (see Notes below) 3. Harvesting, cutting, culling, removal, thinning or other disturbance of vegetation, not associated with development. a) located less than 100 feet from the river bank. (see Notes below) b) located 100 feet or more from the river bank. 4. Agricultural uses a) less than 100 feet from the river bank. [See Note (xvi )] b) 100 feet or more from the river bank. NOTE: (i) Trees must be felled, where possible, so tops land away from streams. · (ii) Logging debris must be removed from streams immediately. (iii) Tributary crossings may be no closer than 300 feet apart and must be at right angles to the stream channel. (iv) Tributary crossings are prohibited where stream bank slopes exceed 10 percent or the stream bottom is not composed substantially of rock. (v) Skidding or winching of logs or trees in or along the axis of tributary channels or across wild rivers is prohibited. (Vi) Log landings must be located on well drained sites 200 feet or more from the river bank and on slopes of tess than 10 percent. (vii) Road grades may exceed 30 percent for no more than 150 feet. (viii) Clearcuttings must leave a 50 foot·uncut strip along streams, ponds and wetlands and must be conducted under a harvesting plan approved by the Department. (ix) All roads, including skidways, must be regraded after logging is completed. (x) Diversion devices must be installed during construction of roads on slopes e><ceeding 10 percent in such a way that water is diverted from the road and is not discharged directly into the designated river or its tributaries. (xi) Any debris resulting from forest management must, if such debris consists of hardwoods, be lopped so that no such debris is piled higher than 4 feet abo,~ ground level or, if such debris consists of conifers, lopped so that all limbs are removed up to a point where the tree trunk has a diameter not e}<ceeding 3 inches. (xii) Forest management roads must be located so as to minimize their visibility from the river. (><iii) Logging equipment must not be stored t:Jithin the banks of the river or abandoned within the river area. (xiv) No forest management roads will be allowed inside or within 150 feet of the river bank, except those forest management roads necessary for crossing the designated river and developed pursuant to a rivers system permit. (xv) The harvesting, cutting, culling, removal or thinning of vegetation inside or within 100 feet of the bank of the river, that is allowed with a rivers system permit, must be undertaken in a manner that preserves the stability of the river bank and minimizes erosion and direct runoff to the river. Such cutting must be performed in recreational river areas for the purpose of creating a view provided that it occurs only in association with a residential structure and that screening of the structure is maintained as viewed from the river. (xvi) New agricultural uses within 100 feet of the river bank must be done in accordance with the best management practices (BMP 1 s) contained in the certified county Soil and Water Conservation District conservation plan for the farm. A letter of notification and a copy of the certified farm plan must be sub~itted to the regional DEC permit administrator prior to commencement of any clearing or removal activities. Failure to comply with the applicable BMP's will be considered a violation of this Part. 24 X NPN NPN p )( ){ X )( p NPN NPN p ·p NPN NR NPN p NPN NPN p· p NPN NR NPN p NPN NPN p p NPN NR NPN J. RECREATIONAL USES AND DEVELOPMENTS 1. Boat launching sites, water access parking areas. [See Note ( i)] 2. Transient lodging facilities including campgrounds. [See Note ( i i )] 3. Wildlife preserves and private parks. [See Note ( i i )] 4. Non-motorized open space recreation uses. 5. Public parks and beaches. [See Note (ii)l 6. Golf courses which are operated in full compliance with the provisions of an approved vegetative and integrated pest management (IPM) control plan that includes protection for water quality, wildlife habitats and wildlife travel corridors. [See Note (ii)] 7. Accessory uses for any authorized land use or development. NOTE: (i) Any new boat launching site or water access area will be designated and developed so as to minimize its intrusion, if any, into the river and will not impede its natural flow or, if applicable, its navigability~ (ii) In scenic and recreational river areas, new str~ctures other than fences, leantos, docks, bridges, water access parking areas, boat lauching sites, and agricultural-use structures shall not be constructed on slopes of 15 percent or greater and shall be constructed beyond either: (a) the limit of the 100-year floodplain; or (b)(1) in scenic river areas, two hundred and fifty feet (250) feet from the river bank or any tributary; (2) in recreational river areas, one hundred and fifty (150) feet from the river bank or any tributary; whichever is greater. 25 WILD X X )( NPN )( )( )( SCENIC p X NPN NPN )( )( NPN RECR p p p NPN p p NPN COMM p p p NPN p p NPN K. MISCELLANEOUS USES AND DEVELOPMENTS 1. Railroad and appurtenant facilities. 2. Retail or rental facilities directly associated with river recreation with 10% or less lot coverage on 3 or more acres. 3. Other commercial, industrial, or institutional uses. [See Notes (i}-(xi}] 4. Subdividing of land: a) one and two lot subdivisions for residential development. b) all other subdivision of land. 5. Disturbances of the bed or banks of the river including fill, excavation or permanant structures. 6. Disposal of refuse and human waste of any nature in a river area except in temporary containers specifically intended for storage of such refuse until collection from its point of generation. NOTE: (i) New development must be screened from the view of the river. It must not detract or interfere with the quality of the view, or exceed 34 feet in height unless it is not visible from other points in the river corridor. (ii) New lots must be 3 acres or more of which 30% must remain in an undisturbed condition during and after construction. (iii) Existing lots that are smaller than 3 acres may be developed for industrial, commercial and institutional uses so long as they are able to conform to the other provisions in these notes. (iv) Lot coverage may not exceed 10% of the lot area. Wetland, 100-year floodplain, and open water land is excluded from lot coverage calculations, except open space calculations. Potential future development must be addressed by the applicant at the time of applying for approval of the initial development. (v) Developments must be setback a minimum of 100 feet from public roads except where such setback would interfere with the setback from the river or other resources. (vi) Development must not occur on slopes of 15% or greater. (vii) Natu'ral drainage systems, including perennial and intermittent streams, swales, and drainage ditches in an open, undisturbed condition, along with adjacent vegetated filter strips must be maintained. (viii) Priority must be given to providing and maintaining ~ildlife travel corridors and areas to support important wildlife and botanical values identified in the river corridor designation and final river corridor studies. (ix) New activities are limited to those which do not release harmful effluent into the groundwater or substantially and cumulatively alter associated water table or streamflow levels. No discharge will be permitted at any point from any private or public sewage disposal system, in such a way or of such a nature or temperature, as can harm river corridor values. (X) Commercial, industrial and institutional uses may not exceed water usage equivalent to that of the residential development permitted on the lot under this Part (e.g. limited to dry stores or equivalent facilities). (xi) New commercial, industrial and institutional uses must be set back 500 feet from the river bank, 100 year flood plain, wetlands and tributaries. L. OTH~R LAND USES AND DEVELOPMENTS NOT SPECIFICALLY LISTED 26 X X )( )( X )( PI )( X )( p p p X PI p p X p p p )( PI p p NPN p p X PI Resolution Opposing Underground Hydrocarbon Storage Adjacent to Seneca Lake WHEREAS, the City of Ithaca Common Council recognizes the importance of the Finger Lakes region as a whole and its economy, tourism, and watershed to the vitality of Tompkins County, and WHEREAS, the City of Ithaca Common Council is aware of the critical role played by Seneca Lake in particular for its designation as a scenic byway, its role as a recreational asset and in promotion of tourism and viticulture, its importance to fish and wildlife, and for its role in providing drinking water for large segments of the adjacent population, and WHEREAS, the City of Ithaca Common Council has become aware that plans have been proposed for storage of liquefied propane gas and additional compressed natural gas in large quantities in abandoned salt caverns, never designed for such purposes, adjacent to Seneca Lake, and WHEREAS, it is the opinion of the City of Ithaca Common Council that the proposed industrialization of the west shore of Seneca Lake would adversely affect the economic future of the viticulture, tourism, and agricultural-based economy of the Finger Lakes region as a whole including those of Tompkins County, now therefore be it RESOLVED, on recommendation of the Planning & Economic Development Committee, that the City of Ithaca Common Council joins other municipalities in respectfully requesting that the New York State Department of Environmental Conservation withhold or rescind approval of any plan for gas storage adjacent to Seneca Lake, and be it further RESOLVED, that a copy of this resolution be forwarded to the United States Environmental Protection Agency, the Federal Energy Regulatory Commission, United States Senator Charles Schumer, United States Senator Kirsten Gillibrand, New York Governor Andrew Cuomo, New York Senate Leaders Dan Skelos, Jeff Klein, and Andrea Stewart-Cousins, New York Assembly Leaders Sheldon Silver and Brian Kolb, New York State Senators Michael Nozzolio, Thomas O’Mara, and James Seward, New York State Assemblyperson Barbara Lifton, Seneca County Board of Supervisors, Village of Watkins Glen Mayor and Trustees, and to the Tompkins County Council of Governments. CITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Development JOANN CORNISH, DIRECTOR OF PLANNING & ECONOMIC DEVELOPMENT Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org Fax: 607-274-6558 Fax: 607-274-6558 To: Planning and Economic Development Committee From: Jennifer Kusznir, Economic Development Planner Date: May 8, 2015 RE: Proposal to Create and Incentive Zoning District At the April meeting of the Planning Committee a proposal was brought forward requesting consideration of up zoning parcels in the CBD-60 along Aurora Street. At that meeting an alternative option of creating an incentive zoning district was discussed. At the direction of the Committee staff has begun exploring incentive zoning districts. Enclosed is a summary of the definitions and requirements of establishing an incentive zoning district according to the New York State General Municipal Law. Also enclosed is a map that shows location of the CBD-60 district. Incentive zoning is tool that allows a municipality to realize certain community-wide benefits in exchange for building incentives, such as additional floor area, or building height or a reduction in zoning requirements, such as parking. In order to establish an incentive zoning district the Common Council must clearly establish the incentives that can be acquired if pre-established benefits are provided to the community. The Common Council must also determine that the incentives being offered will not create significant environmental impacts and must also evaluate the impact that the potential incentive zoning will have on the potential development of affordable housing that will be gained or lost by the proposed development. Required benefits in order to qualify for incentives may include, providing affordable housing community amenities, such as day care centers, or parks; or payment in lieu of benefits. This proposal should be considered along with the enclosed memo from Lynn Truame regarding inclusionary zoning. An incentive district could allow the Council to establish additional community-wide benefits that they would like to obtain, however, a mandatory program would likely be more successful in creating additional affordable units in the City. If you have any concerns or questions regarding any of this information, feel free to contact me at 274-6410. Incentive Zoning Incentive zoning is an effective tool that can create strong public/private partnerships and can allow for the City to share the cost of Community-wide benefits with developers, in exchange for development incentives. Overview Incentive Zoning provides a pre-established bonus, such as reduced zoning restrictions, in exchange for amenities that the City determines to have community wide benefit. Definitions-NYS GML "Incentives or bonuses" - shall mean adjustments to the permissible population density, area, height, open space, use, or other provisions of a zoning ordinance, local law, or regulation for a specific purpose authorized by the legislative body of a city. “Community benefits or amenities" - shall mean open space, housing for persons of low or moderate income, parks, elder care, day care, or other specific physical, social, or cultural amenities, or cash in lieu thereof, of benefit to the residents of the community authorized by the legislative body of a city. “Incentive zoning" - shall mean the system by which specific incentives or bonuses are granted, pursuant to this section, on condition that specific physical, social, or cultural benefits or amenities would inure to the community. Requirements According to the NYS General Municipal Law a legislative body of a city is empowered, to provide for a system of zoning incentives, or bonuses, in order to advance the city's specific physical, cultural and social policies in accordance with the city's comprehensive plan and in coordination with other community planning mechanisms or land use techniques. Implementation (Summarized from NYS GML) Common Council may establish a zoning incentive system subject to the following conditions, according to NYS GML: • Council must follow the procedure for adopting and amending its zoning ordinance, local law, or regulations, including all provisions for notice and public hearing applicable for changes or amendments to such ordinances, laws, or regulations. • Each zoning district in which incentives or bonuses may be awarded must be designated in the city zoning ordinance. • Before establishing an incentive district, the Council must evaluate the effects of any potential incentives which are possible, including adequate transportation, water supply, waste disposal and fire protection. In addition, the Council will also need to determine that there will be no significant environmentally damaging consequences and that such incentives or bonuses are compatible with the development otherwise permitted. • If the granting of incentives is determined to have a significant effect on the environment Council must prepare a GEIS before the district can be established • In addition to designating a district that is eligible for incentive zoning, the Council will need to adopt a procedure by which incentives may be provided to specific lands, which should include the following: ƒ Incentives, or bonuses, which may be granted ƒ Community benefits or amenities which may be accepted ƒ Criteria for approval, including methods required for determining the adequacy of community amenities ƒ The procedure for obtaining bonuses, including applications and the review process, any terms and conditions attached to approval ƒ Public Hearing Requirements • Prior to adopting a zoning incentive district, Council must evaluate the impact of the proposed district on the potential development of affordable housing gained or lost by the proposed development. ƒ Council must determine that there is approximate equivalence between potential affordable housing lost or gained or that the city has or will take reasonable action to compensate provision of community amenities, to contain adequate resources, environmental quality and public facilities, including adequate transportation, water supply, waste disposal and fire protection. Further, the legislative body of a city shall, in designating such districts, determine that there will be no significant environmentally damaging consequences and that such incentives or bonuses are compatible with the development otherwise permitted. • If the Common Council determines that the desired benefits are not immediately feasible, they may accept payment in lieu, which must be deposited in a trust fund to be used exclusively or specific community benefits. 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U T H T I T U S A V E N U E S O U T H T I T U S A V E N U E S O U T H T I T U S A V E N U ENORTH CO RN STR EETNORTH CO RN STR EETNORTH C O R N S T R EETNORTH CO RN STR EETNORTH CO RN STR EETNORTH CO RN STR EETNORTH CO RN STR EETNORTH CO RN STR EETNORTH CO RN STR EET (STATE RTE 34/13 )(STATE RTE 34/13 )(S T AT E RTE 34/13 )(STATE RTE 34/13 )(STATE RTE 34/13 )(STATE RTE 34/13 )(STATE RTE 34/13 )(STATE RTE 34/13 )(STATE RTE 34/13 ) STA TE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13STATE R TE 9 6/3 4/13 S T AT E R T E 7 9 (S T A T E R O UT E 9 6 ) C LE V EL A N D A VE NUE C LE V EL A N D A VE NUE C LE V EL A N D A VE NUE C L E V E L A N D A V E N U E C L E V E L A N D A V E N U E C L E V E L A N D A V E N U E C L E V E L A N D A V E N U E C L E V E L A N D A V E N U E C LE V EL A N D A VE NUE S O U T H F U L T O N S T R E E T C E C I L A M A L O NE D R I V E NO RTH FU LTON 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S i x M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e kSix M il e C r e e k So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l So u t h H i l l S c h o o l CityCityCityCityCityCityCityCityCity CemeteryCemeteryCemeteryCemeteryCemeteryCemeteryCemeteryCemeteryCemetery Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s Th e C o m m o n s T om p ki nsTompkinsTompkinsTompkinsTompkinsTompkinsTompkinsTompkinsTompkins C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t-C ty. Co u r t- h ou s ehousehousehousehousehousehousehousehouse Ci t y Ci t y Ci t y Ci t y Ci t y Ci t y Ci t y Ci t y Ci t y Ha l l Ha l l Ha l l Ha l l Ha l l Ha l l Ha l l Ha l l Ha l l HillviewHillviewHillviewHillviewHillviewHillviewHillviewHillviewHillview ParkParkParkParkParkParkParkParkPark B.J.Martin B.J.Martin B.J.Martin B.J.Martin B.J.Martin B.J.Martin B.J.Martin B.J.Martin B.J.Martin School School School School School School School School School So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e So u t h s i d e Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Co m m u n i t y Ce n t e r Ce n t e r Ce n t e r Ce n t e r Ce n t e r Ce n t e r Ce n t e r Ce n t e r Ce n t e r Conway Conway Conway Conway Conway Conway Conway Conway Conway Casc a d i l l a C r e e k Cas c a d i l l a C r e e k Cas c a d i l l a C r e e k Casc a d i l l a C r e e k Cas c a d i l l a C r e e k Casc a d i l l a C r e e k Cas c a d i l l a C r e e k Cas c a d i l l a C r e e k Cas c a d i l l a C r e e k G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . G. I . A . C . Alex Haley Alex Haley Alex Haley Alex Haley Alex Haley Alex Haley Alex Haley Alex Haley Alex Haley Mun. Pool Mun. Pool Mun. Pool Mun. Pool Mun. Pool Mun. Pool Mun. Pool Mun. Pool Mun. Pool Park Park Park Park Park Park Park Park Park S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k S i x M i l e C r e e k T i tu s T i tu s T i tu s T i tu s T i tu s T i tu s T i tu s T i tu s T i tu s T ria ng l e T ria ng l e T ria ng l e T ria ng l e T ria ng l e T ria ng l e T ria ng l e T ria ng l e T ria ng l e Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet Cayuga Inlet S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k S ix M ile C r e e k Washington Washington Washington Washington Washington Washington Washington Washington Washington Park Park Park Park Park Park Park Park Park Relief Channel Relief Channel Relief Channel Relief Channel Relief Channel Relief Channel Relief Channel Relief Channel Relief Channel feet05001,000R-3bR-3a R-3aa R-UR-2bR-1a R-1b R-2a R-2c B-2d B-4 B-5 CBD-50B-2aB-1a B-1b B-2b B-2cCBD-120 CBD-140 MH-1 C-SU I-1 P-1CBD-100CBD-85CBD-60 WEDZ-1b SW-1WEDZ-1aU-1 WF-1 WF-2 GP-ASW-3SW-2Historic District Adult Uses CR-1GP-B GP-C CR-2 CR-3 CR-4MU-1 MU-2Legend  NY S t a t e P l a n e , C e n t r a l G R S 8 0 D a t u m Ma p S o u r c e : T o m p k i n s C o u n t y D i g i t a l P l a n i m e t r i c M a p 1 9 9 1 - 2 0 0 5 Ci t y o f I t h a c a Z o n i n g M a p 2 0 1 4 Ma p P r e p a r e d b y : G I S P l a n n i n g , C i t y o f I t h a c a , N Y , 2 M a r c h 2 0 1 5 Co m m o n s N o t I n c l u d e d i n Pr o p o s e d I n c e n t i v e Z o n i n g CBD 60-Area Proposed for Incentive Zoning Ithaca Urban Renewal Agency 108 East Green Street Ithaca, New York 14850 (607) 274-6559 MEMO MEMO To: Planning and Economic Development Committee To: Planning and Economic Development Committee From: Lynn Truame, Community Development Planner From: Lynn Truame, Community Development Planner Re.: Incentive/Inclusionary Zoning for Affordable Housing Re.: Incentive/Inclusionary Zoning for Affordable Housing The City may be interested in exploring the idea of incentive or inclusionary zoning for the purpose of stimulating the development of affordable housing. This memo describes the fundamentals of such an approach and looks briefly at how such zoning might be implemented in Ithaca. This is a starting point for the discussion; if Council is interested in pursuing the idea further, IURA staff will develop a more detailed analysis and proposal. The City may be interested in exploring the idea of incentive or inclusionary zoning for the purpose of stimulating the development of affordable housing. This memo describes the fundamentals of such an approach and looks briefly at how such zoning might be implemented in Ithaca. This is a starting point for the discussion; if Council is interested in pursuing the idea further, IURA staff will develop a more detailed analysis and proposal. Definitions Definitions Incentive zoning provides inducements to developers for development projects that provide some type of a community benefit, such as affordable housing. Such inducements typically include a reduction or relaxation of normal zoning requirements, such as density bonuses, height bonuses, reductions in parking requirements, reductions in set-back or open space requirements, or an expedited approval process. Incentive zoning provides inducements to developers for development projects that provide some type of a community benefit, such as affordable housing. Such inducements typically include a reduction or relaxation of normal zoning requirements, such as density bonuses, height bonuses, reductions in parking requirements, reductions in set-back or open space requirements, or an expedited approval process. Inclusionary zoning is a local land use policy that links approvals for the development of market-rate housing to the creation of affordable housing for low- and moderate-income households. Inclusionary zoning may be voluntary, in which case it is a form of incentive zoning, or it may be mandatory. Inclusionary zoning is a local land use policy that links approvals for the development of market-rate housing to the creation of affordable housing for low- and moderate-income households. Inclusionary zoning may be voluntary, in which case it is a form of incentive zoning, or it may be mandatory. Prevalence Prevalence Inclusionary housing policies exist in nearly 500 local jurisdictions in 27 states and the District of Columbia. The vast majority of these programs are mandatory and apply to the development of both rental and for- sale housing. Voluntary programs have produced virtually no affordable units and some programs that were originally voluntary have been made mandatory as a result. Typically, 10%-25% of the units in the proposed development are required to be affordable to households earning between 50% and 80% of Area Median Income (AMI). The required affordability period is most often perpetual, or for the life of the building. Many programs offer alternatives to the inclusion of affordable units in the proposed development. Such alternatives include a cash payment in lieu, construction of the affordable units at a different site, and conversion of existing market rate units at a different site to affordable units. Inclusionary housing policies exist in nearly 500 local jurisdictions in 27 states and the District of Columbia. The vast majority of these programs are mandatory and apply to the development of both rental and for- sale housing. Voluntary programs have produced virtually no affordable units and some programs that were originally voluntary have been made mandatory as a result. Typically, 10%-25% of the units in the proposed development are required to be affordable to households earning between 50% and 80% of Area Median Income (AMI). The required affordability period is most often perpetual, or for the life of the building. Many programs offer alternatives to the inclusion of affordable units in the proposed development. Such alternatives include a cash payment in lieu, construction of the affordable units at a different site, and conversion of existing market rate units at a different site to affordable units. Ithaca’s Housing Problem Ithaca’s Housing Problem Ithaca is experiencing a housing affordability crisis. Over half of all renting households in the city spend more than 30% of their gross income on housing costs; over one third spend more than half Ithaca is experiencing a housing affordability crisis. Over half of all renting households in the city spend more than 30% of their gross income on housing costs; over one third spend more than half of their gross income on housing costs. Ithaca has a very low rate of homeownership, at 27%. Over one fifth of our homeowners spend at least 30% of their gross income on monthly housing costs with 10% spending over 2 half their gross income on housing costs. This does not include costs related to maintenance and repair. The Low Income Housing Coalition publishes a “housing wage”, which calculates the hourly wage required to afford a typical unit of housing, with “affordable” being defined as requiring expenditure of less than 30% of gross income. The housing wage for a studio apartment at Ithaca’s current Fair Market Rent (FMR) is $14.79 per hour. That rate rises to $18.13 per hour for a one-bedroom, $21.73 for a two-bedroom, and $30.10 for a three bedroom. Looked at another way, an individual earning minimum wage would need to work 74 hours per week to be able to afford an FMR studio, 91 hours per week for a one-bedroom, 109 hours per week for a two-bedroom, and 150 hours per week for a three-bedroom. The Fair Market Rent is calculated by HUD and represents the 40th percentile rate of rent for the locality (that is, 40% of units in the market, in theory, rent below the FMR rate while 60% rent above that rate). Ithaca’s FMR is calculated for our Metropolitan Statistical Area, which includes areas outside the city. A brief and entirely unscientific review of current (April 2015) published rental ads reveals the following relationship between HUD FMR and actual advertised apartments for rent in the downtown Ithaca area: Unit Size HUD FMR Median Cost of Advertised Unit Downtown Studio $769 $825 1-bed $943 $1,123 2-bed $1,130 $1,300 3-bed $1,565 $1,897 4-bed $1,571 none advertised during the period reviewed The recently-released American Institute for Economic Research’s 2014/2015 College Destination’s Index lists the “Top Twenty College Towns” with populations under 250,000 residents. One data point in the index is the cost of housing, based on the HUD FMR for a two-bedroom apartment. Ithaca is the second most costly town on the list, surpassed only by Fairbanks, Alaska. Accompanying this memo are two charts with information taken from the Department of Labor website which show labor market information for workforce planning purposes. The DoL chart is many pages long; the attachment is the first two pages, color coded to indicate which listed occupations pay enough to afford housing in Ithaca at the HUD FMR for various unit sizes (Chart 1) and the median advertised rental rate in downtown Ithaca (Chart 2). Red coloration in a cell indicates that no units in Ithaca would be affordable to a worker with the listed level of experience in the listed occupation, dark pink indicates that only a studio would be affordable, light pink indicates a one bedroom would be affordable, yellow a two-bedroom, and blue a three-bedroom. There is a notable preponderance of red in both these charts, and no instances of blue in Chart 2 (median advertised rents in downtown Ithaca). Ithaca’s housing affordability problem will not be solved by any single program. The City will need to think and act creatively to expand housing options for our low- and moderate-income residents. One option to expand the supply of affordable units would be an inclusionary zoning ordinance. How Might an Inclusionary Zoning Ordinance Work in Ithaca Mandatory or voluntary? If mandatory, the developer would be required to include the minimum number of affordable units in the project in order to proceed with their project; if voluntary, they would be provided with incentives for 3 including a minimum number of affordable units. In theory, voluntary programs should work in areas where there is high development pressure and relatively restrictive zoning. In practice, voluntary programs have produced virtually no units. Only two studies appear to have been published that look at the impact of mandatory programs on overall housing production and cost. Both of these found only weak, mixed effects on the market, but in a small community there is always the potential for developers to move their project outside the jurisdiction to avoid a particular regulation. For these reasons, a program that is mandatory only in those areas that are experiencing the strongest development pressure, but is voluntary elsewhere in the city, may be worth considering. Rental, for-sale, or both? Inclusionary zoning is commonly used for either, but in the Ithaca market rental may make the most sense. There is very little land for the construction of large numbers of new for-sale properties and INHS’s Community Land Trust is already producing a small but steady stream of affordable for-sale units. Minimum # of affordable units required? Twenty percent affordable units is a common requirement. One existing program incentivizes large family units by allowing developers to count the creation of one three-bedroom unit as the equivalent of two smaller units. A minimum number of units might also be included so that very small projects could access the incentive, if it is voluntary (for example, 20% of the units in the development or 1 unit, whichever is greater.) Income levels targeted? Typically incomes between 50-80% of AMI are targeted, with some programs tying the required number of units to the target income level (fewer units being required if lower income levels are targeted). For our market and for sake of simplicity, a good target might be 50% AMI, with no link between the required number of units and target income levels. A single worker at 50% AMI currently earns $27,050 annually, or just over $13 per hour. This is slightly higher than AFCU’s most recent calculated Living Wage, but lower than the National Low Income Housing Coalition’s calculated Housing Wage for a studio apartment in Ithaca. Development size applicability? (required only if the program is mandatory) A wide variety of approaches to this exist, but one common standard is to apply the requirement to new construction of 5 or more units. One program also mandates the inclusion of affordable units in renovations that will increase the existing building floor area by 50% or more. Affordability period? Most programs are either perpetual, or for the life of the building, or have a term that resets whenever the building changes ownership; a few programs have 30 or 50 year terms. Perpetual (or life of building) affordability probably makes the most sense for Ithaca, given our limited opportunity to create new units. Alternatives to on-site development of affordable units? Payment in lieu of new unit creation could be included as an option in either a mandatory or voluntary program, though it raises questions about who controls the funds generated and how they are used to create new affordable units. The construction of units at another location, or the conversion of existing 4 market rate units to affordable, could be very attractive in our market. If we were to allow these off-site options, we would want to specify area criteria for the newly-created affordable units (ie., an area that does not already contain a concentration of LMI units). One of the major benefits of inclusionary zoning is the opportunity to disperse affordable housing throughout the community. Potential incentives? Reduction of off-street parking requirements; area variance (lot coverage); area variance (setbacks); area variance (height); density bonus (more units than zoning would allow); reduction in open space requirements; expedited approval process; accessory dwelling unit as-of-right without a special permit if that accessory unit will be affordable. Zones where the incentives/requirements would be applicable? The program could be limited to areas that are experiencing the greatest development pressure, or it could be citywide if the incentives were tailored to the characteristics of particular zones (ie., in R-1 & 2, we might allow only the expedited approval, accessory dwelling unit, and parking reduction options; in R-3 we might allow those incentives, plus lot coverage and set-back flexibility; height bonuses might only be allowed in CBD and MU, etc.) Another option would be to make the program mandatory in those zones that are experiencing the greatest development pressure and voluntary elsewhere. Administration and Enforcement Finally, if a program of this sort is pursued, the City would need to decide how it would be administered and what enforcement mechanism to adopt. Options for administration include in-house (including advertising and maintenance of a waiting list, tenant income verification, and annual recertification), contracting with an experienced affordable housing provider, or requiring administration by the for-profit property manager with the City performing annual audits of their records, processes, and procedures. Ch a r t 1 : A f f o r d a b i l i t y b y U n i t S i z e a n d O c c u p a t i o n a t H U D F a i r M a r k e t R e n t So u t h e r n   T i e r   R e g i o n Oc c u p a t i o n a l  Ti t l e s On l i n e  Jo b   Po s t i n g s 1 NY S   Ca r e e r  Ce n t e r   Pa r t i c i p a n t s 2 20 1 3  An n u a l   Wa g e   (En t r y ) 3 20 1 3  An n u a l   Wa g e  (Ex p e r i e n c e d ) 3 Ty p i c a l Ed u c a t i o n 3 Mo n t h l y Aff o r d a b l e R e n t @ 30 % o f g r o s s ea r n i n g s - e n t r y Monthly Affordable Rent @ 30% of gross earnings - experienced Bu s  Dr i v e r s ,  Sc h o o l  or  Sp e c i a l  Cl i e n t ‐‐                          50                     $         21 , 9 1 0                       $           35 , 4 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 7 . 7 5 885 He l p e r s ‐‐ Ca r p e n t e r s ‐‐                          34                     $         17 , 5 1 0                       $           31 , 9 9 0                     Le s s  th a n  hi g h  sc h o o l 43 7 . 7 5 799.75 Co o k s ,  Fa s t  Fo o d ‐‐                          27                     $         16 , 8 4 0                       $           21 , 4 4 0                     Le s s  th a n  hi g h  sc h o o l 42 1 536 Pe r s o n a l  Ca r e  an d  Se r v i c e  Wo r k e r s ,  Al l  Ot h e r ‐‐                          27                     $         24 , 8 0 0                       $           35 , 6 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 62 0 890 Ta x  Pr e p a r e r s ‐‐                          25                     $         21 , 7 0 0                       $           35 , 1 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 2 . 5 877.5 Fa r m w o r k e r s ,  Fa r m ,  Ra n c h ,  an d  Aq u a c u l t u r a l   An i m a l s ‐‐                          23                     $         17 , 0 8 0                       $           29 , 3 2 0                     Le s s  th a n  hi g h  sc h o o l 42 7 733 Sh e e t  Me t a l  Wo r k e r s ‐‐                          17                     $         27 , 9 1 0                       $           45 , 7 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 69 7 . 7 5 1143.75 Hi g h w a y  Ma i n t e n a n c e  Wo r k e r s ‐‐                          15                     $         29 , 2 9 0                       $           39 , 6 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 73 2 . 2 5 991.5 He l p e r s ‐‐ Pi p e l a y e r s ,  Pl u m b e r s ,  Pi p e f i t t e r s ,  an d   St e a m f i t t e r s ‐‐                          11                     $         24 , 2 5 0                       $           31 , 8 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 60 6 . 2 5 796.25 Pa i n t e r s ,  Tr a n s p o r t a t i o n  Eq u i p m e n t ‐‐                          11                     $         24 , 9 0 0                       $           45 , 4 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 62 2 . 5 1136.25 Ca b i n e t m a k e r s  an d  Be n c h  Ca r p e n t e r s ‐‐                          11                     $         18 , 8 3 0                       $           29 , 9 9 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 47 0 . 7 5 749.75 Re f u s e  an d  Re c y c l a b l e  Ma t e r i a l  Co l l e c t o r s ‐‐                          10                     $         19 , 7 3 0                       $           36 , 9 3 0                     Le s s  th a n  hi g h  sc h o o l 49 3 . 2 5 923.25 Po s t a l  Se r v i c e  Ma i l  So r t e r s ,  Pr o c e s s o r s ,  an d   Pr o c e s s i n g  Ma c h i n e  Op e r a t o r s ‐‐                              9                    $         23 , 6 0 0                       $           51 , 7 1 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 1292.75 He l p e r s ‐‐ Ro o f e r s ‐‐                              7                    $         18 , 8 8 0                       $           26 , 9 5 0                     Le s s  th a n  hi g h  sc h o o l 47 2 673.75 Co m m u n i t y  He a l t h  Wo r k e r s ‐‐                              6                    $         30 , 3 7 0                       $           50 , 8 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 75 9 . 2 5 1271.75 Fi r e f i g h t e r s ‐‐                              6                    $         48 , 6 4 0                       $           65 , 8 4 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 12 1 6 1646 Ar c h i t e c t u r a l  an d  Ci v i l  Dr a f t e r s ‐‐                              4                    $         33 , 7 6 0                       $           54 , 9 9 0                     As s o c i a t e ' s  de g r e e 84 4 1374.75LEGEND Po s t a l  Se r v i c e  Cl e r k s ‐‐                              3                    $         41 , 2 2 0                       $           54 , 8 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 10 3 0 . 5 1371.5single earner cannot afford a unit of any size @ FMR Pa r k i n g  Lo t  At t e n d a n t s ‐‐                              3                    $         17 , 1 5 0                       $           23 , 9 1 0                     Le s s  th a n  hi g h  sc h o o l 42 8 . 7 5 597.75single earner can afford studio @ FMR Ki n d e r g a r t e n  Te a c h e r s ,  Ex c e p t  Sp e c i a l   Ed u c a t i o n ‐‐                              2                    $         33 , 5 1 0                       $           66 , 6 7 0                     Ba c h e l o r ' s  de g r e e 83 7 . 7 5 1666.75single earner can afford 1 bed @ FMR Ho m e  Ap p l i a n c e  Re p a i r e r s ‐‐                              2                    $         19 , 3 2 0                       $           39 , 8 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 48 3 995single earner can afford 2 bed @ FMR De n t a l  La b o r a t o r y  Te c h n i c i a n s ‐‐                              1                    $         23 , 6 0 0                       $           49 , 0 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 1226.25single earner can afford 3 bed @ FMR 1 of 2 Ch a r t 1 : A f f o r d a b i l i t y b y U n i t S i z e a n d O c c u p a t i o n a t H U D F a i r M a r k e t R e n t Oc c u p a t i o n a l  Ti t l e s On l i n e  Jo b   Po s t i n g s 1 NY S   Ca r e e r  Ce n t e r   Pa r t i c i p a n t s 2 20 1 3  An n u a l   Wa g e   (En t r y ) 3 20 1 3  An n u a l   Wa g e  (Ex p e r i e n c e d ) 3 Ty p i c a l Ed u c a t i o n 3 Mo n t h l y Aff o r d a b l e R e n t @ 30 % o f g r o s s ea r n i n g s - e n t r y Monthly Affordable Rent @ 30% of gross earnings - experienced He a v y  an d  Tr a c t o r ‐Tr a i l e r  Tr u c k  Dr i v e r s                53 7                                12 0                     $         27 , 5 2 0                       $           45 , 7 5 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 68 8 1143.75 Re g i s t e r e d  Nu r s e s                35 2                                    42                     $         48 , 1 1 0                       $           71 , 4 7 0                     As s o c i a t e ' s  de g r e e 12 0 2 . 7 5 1786.75 Re t a i l  Sa l e s p e r s o n s                33 3                                28 6                     $         17 , 1 2 0                       $           28 , 5 5 0                     Le s s  th a n  hi g h  sc h o o l 42 8 713.75 Cu s t o m e r  Se r v i c e  Re p r e s e n t a t i v e s                20 7                                51 0                     $         20 , 2 5 0                       $           39 , 7 4 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 50 6 . 2 5 993.5 Se c r e t a r i e s  an d  Ad m i n i s t r a t i v e  As s i s t a n t s ,   Ex c e p t  Le g a l ,  Me d i c a l ,  an d  Ex e c u t i v e                14 2                                14 2                     $         23 , 4 8 0                       $           38 , 6 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 58 7 966.75 Po s t s e c o n d a r y  Te a c h e r s ,  Al l  Ot h e r                10 4                                        7                    $         38 , 4 4 0                       $           71 , 2 9 0                     Do c t o r a l  or  pr o f e s s i o n a l   de g r e e 96 1 1782.25 Ma i n t e n a n c e  an d  Re p a i r  Wo r k e r s ,  Ge n e r a l                      96                                13 3                     $         25 , 4 5 0                       $           42 , 2 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 63 6 . 2 5 1056.75 Co m b i n e d  Fo o d  Pr e p a r a t i o n  an d  Se r v i n g   Wo r k e r s ,  In c l u d i n g  Fa s t  Fo o d                      80                                18 0                     $         16 , 9 2 0                       $           19 , 0 3 0                     Le s s  th a n  hi g h  sc h o o l 42 3 475.75 Ca s h i e r s                      68                                56 1                     $         17 , 0 8 0                       $           20 , 1 3 0                     Le s s  th a n  hi g h  sc h o o l 42 7 503.25 Nu r s i n g  As s i s t a n t s                      68                                21 2                     $         21 , 8 7 0                       $           33 , 2 9 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 54 6 . 7 5 832.25 Li g h t  Tr u c k  or  De l i v e r y  Se r v i c e s  Dr i v e r s                      67                                16 3                     $         18 , 0 1 0                       $           36 , 1 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 45 0 . 2 5 904 Li c e n s e d  Pr a c t i c a l  an d  Li c e n s e d  Vo c a t i o n a l   Nu r s e s                      65                                    67                     $         31 , 0 6 0                       $           41 , 5 1 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 77 6 . 5 1037.75 Co m p u t e r  Us e r  Su p p o r t  Sp e c i a l i s t s                      58                                    63                     $         30 , 4 5 0                       $           51 , 6 1 0                     So m e  co l l e g e ,  no  de g r e e 76 1 . 2 5 1290.25 Te l l e r s                      58                                    35                     $         21 , 1 2 0                       $           27 , 9 3 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 52 8 698.25 Bo o k k e e p i n g ,  Ac c o u n t i n g ,  an d  Au d i t i n g  Cl e r k s                      53                                13 4                     $         23 , 6 2 0                       $           39 , 2 1 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 . 5 980.25 Co o k s ,  Re s t a u r a n t                      43                                12 2                     $         19 , 2 8 0                       $           26 , 6 7 0                     Le s s  th a n  hi g h  sc h o o l 48 2 666.75 Of f i c e  Cl e r k s ,  Ge n e r a l                      42                                28 3                     $         17 , 6 7 0                       $           30 , 1 8 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 44 1 . 7 5 754.5LEGEND Ja n i t o r s  an d  Cl e a n e r s ,  Ex c e p t  Ma i d s  an d   Ho u s e k e e p i n g  Cl e a n e r s                      36                                24 8                     $         17 , 2 7 0                       $           27 , 9 1 0                     Le s s  th a n  hi g h  sc h o o l 43 1 . 7 5 697.75single earner cannot afford a unit of any size @ FMR Au t o m o t i v e  Se r v i c e  Te c h n i c i a n s  an d  Me c h a n i c s                      36                                11 9                     $         22 , 8 6 0                       $           41 , 1 2 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 57 1 . 5 1028single earner can afford studio @ FMR Wa i t e r s  an d  Wa i t r e s s e s                      33                                16 9                     $         16 , 9 7 0                       $           22 , 0 1 0                     Le s s  th a n  hi g h  sc h o o l 42 4 . 2 5 550.25single earner can afford 1 bed @ FMR Pe r s o n a l  Ca r e  Ai d e s                      28                                19 6                     $         17 , 5 8 0                       $           30 , 5 5 0                     Le s s  th a n  hi g h  sc h o o l 43 9 . 5 763.75single earner can afford 2 bed @ FMR Me d i c a l  Se c r e t a r i e s                      28                                    62                     $         21 , 8 3 0                       $           33 , 1 9 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 5 . 7 5 829.75single earner can afford 3 bed @ FMR 2 of 2 Ch a r t 2 : A f f o r d a b i l i t y b y U n i t S i z e a n d O c c u p a t i o n a t t h e M e d i a n A d v e r t i s e d R e n t i n D o w n t o w n I t h a c a So u t h e r n   T i e r   R e g i o n Oc c u p a t i o n a l  Ti t l e s On l i n e  Jo b   Po s t i n g s 1 NY S   Ca r e e r  Ce n t e r   Pa r t i c i p a n t s 2 20 1 3  An n u a l   Wa g e   (En t r y ) 3 20 1 3  An n u a l   Wa g e  (Ex p e r i e n c e d ) 3 Ty p i c a l Ed u c a t i o n 3 Mo n t h l y A f f o r d a b l e Re n t @ 3 0 % o f gr o s s e a r n i n g s - en t r y Mo n t h l y A f f o r d a b l e Re n t @ 3 0 % o f g r o s s ea r n i n g s - ex p e r i e n c e d Bu s  Dr i v e r s ,  Sc h o o l  or  Sp e c i a l  Cl i e n t ‐‐                          50                     $         21 , 9 1 0                       $           35 , 4 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 7 . 7 5 885 He l p e r s ‐‐ Ca r p e n t e r s ‐‐                          34                     $         17 , 5 1 0                       $           31 , 9 9 0                     Le s s  th a n  hi g h  sc h o o l 43 7 . 7 5 799.75 Co o k s ,  Fa s t  Fo o d ‐‐                          27                     $         16 , 8 4 0                       $           21 , 4 4 0                     Le s s  th a n  hi g h  sc h o o l 42 1 536 Pe r s o n a l  Ca r e  an d  Se r v i c e  Wo r k e r s ,  Al l  Ot h e r ‐‐                          27                     $         24 , 8 0 0                       $           35 , 6 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 62 0 890 Ta x  Pr e p a r e r s ‐‐                          25                     $         21 , 7 0 0                       $           35 , 1 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 2 . 5 877.5 Fa r m w o r k e r s ,  Fa r m ,  Ra n c h ,  an d  Aq u a c u l t u r a l   An i m a l s ‐‐                          23                     $         17 , 0 8 0                       $           29 , 3 2 0                     Le s s  th a n  hi g h  sc h o o l 42 7 733 Sh e e t  Me t a l  Wo r k e r s ‐‐                          17                     $         27 , 9 1 0                       $           45 , 7 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 69 7 . 7 5 1143.75 Hi g h w a y  Ma i n t e n a n c e  Wo r k e r s ‐‐                          15                     $         29 , 2 9 0                       $           39 , 6 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 73 2 . 2 5 991.5 He l p e r s ‐‐ Pi p e l a y e r s ,  Pl u m b e r s ,  Pi p e f i t t e r s ,  an d   St e a m f i t t e r s ‐‐                          11                     $         24 , 2 5 0                       $           31 , 8 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 60 6 . 2 5 796.25 Pa i n t e r s ,  Tr a n s p o r t a t i o n  Eq u i p m e n t ‐‐                          11                     $         24 , 9 0 0                       $           45 , 4 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 62 2 . 5 1136.25 Ca b i n e t m a k e r s  an d  Be n c h  Ca r p e n t e r s ‐‐                          11                     $         18 , 8 3 0                       $           29 , 9 9 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 47 0 . 7 5 749.75 Re f u s e  an d  Re c y c l a b l e  Ma t e r i a l  Co l l e c t o r s ‐‐                          10                     $         19 , 7 3 0                       $           36 , 9 3 0                     Le s s  th a n  hi g h  sc h o o l 49 3 . 2 5 923.25 Po s t a l  Se r v i c e  Ma i l  So r t e r s ,  Pr o c e s s o r s ,  an d   Pr o c e s s i n g  Ma c h i n e  Op e r a t o r s ‐‐                              9                    $         23 , 6 0 0                       $           51 , 7 1 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 1292.75 He l p e r s ‐‐ Ro o f e r s ‐‐                              7                    $         18 , 8 8 0                       $           26 , 9 5 0                     Le s s  th a n  hi g h  sc h o o l 47 2 673.75 Co m m u n i t y  He a l t h  Wo r k e r s ‐‐                              6                    $         30 , 3 7 0                       $           50 , 8 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 75 9 . 2 5 1271.75 Fi r e f i g h t e r s ‐‐                              6                    $         48 , 6 4 0                       $           65 , 8 4 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 12 1 6 1646 Ar c h i t e c t u r a l  an d  Ci v i l  Dr a f t e r s ‐‐                              4                    $         33 , 7 6 0                       $           54 , 9 9 0                     As s o c i a t e ' s  de g r e e 84 4 1374.75LEGEND Po s t a l  Se r v i c e  Cl e r k s ‐‐                              3                    $         41 , 2 2 0                       $           54 , 8 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 10 3 0 . 5 1371.5single earner cannot afford a unit of any size @ FMR Pa r k i n g  Lo t  At t e n d a n t s ‐‐                              3                    $         17 , 1 5 0                       $           23 , 9 1 0                     Le s s  th a n  hi g h  sc h o o l 42 8 . 7 5 597.75single earner can afford studio @ FMR Ki n d e r g a r t e n  Te a c h e r s ,  Ex c e p t  Sp e c i a l   Ed u c a t i o n ‐‐                              2                    $         33 , 5 1 0                       $           66 , 6 7 0                     Ba c h e l o r ' s  de g r e e 83 7 . 7 5 1666.75single earner can afford 1 bed @ FMR Ho m e  Ap p l i a n c e  Re p a i r e r s ‐‐                              2                    $         19 , 3 2 0                       $           39 , 8 0 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 48 3 995single earner can afford 2 bed @ FMR De n t a l  La b o r a t o r y  Te c h n i c i a n s ‐‐                              1                    $         23 , 6 0 0                       $           49 , 0 5 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 1226.25single earner can afford 3 bed @ FMR 1 of 2 Ch a r t 2 : A f f o r d a b i l i t y b y U n i t S i z e a n d O c c u p a t i o n a t t h e M e d i a n A d v e r t i s e d R e n t i n D o w n t o w n I t h a c a Oc c u p a t i o n a l  Ti t l e s On l i n e  Jo b   Po s t i n g s 1 NY S   Ca r e e r  Ce n t e r   Pa r t i c i p a n t s 2 20 1 3  An n u a l   Wa g e   (En t r y ) 3 20 1 3  An n u a l   Wa g e  (Ex p e r i e n c e d ) 3 Ty p i c a l Ed u c a t i o n 3 Mo n t h l y A f f o r d a b l e Re n t @ 3 0 % o f gr o s s e a r n i n g s - en t r y Mo n t h l y A f f o r d a b l e Re n t @ 3 0 % o f g r o s s ea r n i n g s - ex p e r i e n c e d He a v y  an d  Tr a c t o r ‐Tr a i l e r  Tr u c k  Dr i v e r s                53 7                                12 0                     $         27 , 5 2 0                       $           45 , 7 5 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 68 8 1143.75 Re g i s t e r e d  Nu r s e s                35 2                                    42                     $         48 , 1 1 0                       $           71 , 4 7 0                     As s o c i a t e ' s  de g r e e 12 0 2 . 7 5 1786.75 Re t a i l  Sa l e s p e r s o n s                33 3                                28 6                     $         17 , 1 2 0                       $           28 , 5 5 0                     Le s s  th a n  hi g h  sc h o o l 42 8 713.75 Cu s t o m e r  Se r v i c e  Re p r e s e n t a t i v e s                20 7                                51 0                     $         20 , 2 5 0                       $           39 , 7 4 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 50 6 . 2 5 993.5 Se c r e t a r i e s  an d  Ad m i n i s t r a t i v e  As s i s t a n t s ,   Ex c e p t  Le g a l ,  Me d i c a l ,  an d  Ex e c u t i v e                14 2                                14 2                     $         23 , 4 8 0                       $           38 , 6 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 58 7 966.75 Po s t s e c o n d a r y  Te a c h e r s ,  Al l  Ot h e r                10 4                                        7                    $         38 , 4 4 0                       $           71 , 2 9 0                     Do c t o r a l  or  pr o f e s s i o n a l   de g r e e 96 1 1782.25 Ma i n t e n a n c e  an d  Re p a i r  Wo r k e r s ,  Ge n e r a l                      96                                13 3                     $         25 , 4 5 0                       $           42 , 2 7 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 63 6 . 2 5 1056.75 Co m b i n e d  Fo o d  Pr e p a r a t i o n  an d  Se r v i n g   Wo r k e r s ,  In c l u d i n g  Fa s t  Fo o d                      80                                18 0                     $         16 , 9 2 0                       $           19 , 0 3 0                     Le s s  th a n  hi g h  sc h o o l 42 3 475.75 Ca s h i e r s                      68                                56 1                     $         17 , 0 8 0                       $           20 , 1 3 0                     Le s s  th a n  hi g h  sc h o o l 42 7 503.25 Nu r s i n g  As s i s t a n t s                      68                                21 2                     $         21 , 8 7 0                       $           33 , 2 9 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 54 6 . 7 5 832.25 Li g h t  Tr u c k  or  De l i v e r y  Se r v i c e s  Dr i v e r s                      67                                16 3                     $         18 , 0 1 0                       $           36 , 1 6 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 45 0 . 2 5 904 Li c e n s e d  Pr a c t i c a l  an d  Li c e n s e d  Vo c a t i o n a l   Nu r s e s                      65                                    67                     $         31 , 0 6 0                       $           41 , 5 1 0                     Po s t s e c o n d a r y  no n ‐ de g r e e  aw a r d 77 6 . 5 1037.75 Co m p u t e r  Us e r  Su p p o r t  Sp e c i a l i s t s                      58                                    63                     $         30 , 4 5 0                       $           51 , 6 1 0                     So m e  co l l e g e ,  no  de g r e e 76 1 . 2 5 1290.25 Te l l e r s                      58                                    35                     $         21 , 1 2 0                       $           27 , 9 3 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 52 8 698.25 Bo o k k e e p i n g ,  Ac c o u n t i n g ,  an d  Au d i t i n g  Cl e r k s                      53                                13 4                     $         23 , 6 2 0                       $           39 , 2 1 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 59 0 . 5 980.25 Co o k s ,  Re s t a u r a n t                      43                                12 2                     $         19 , 2 8 0                       $           26 , 6 7 0                     Le s s  th a n  hi g h  sc h o o l 48 2 666.75 Of f i c e  Cl e r k s ,  Ge n e r a l                      42                                28 3                     $         17 , 6 7 0                       $           30 , 1 8 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 44 1 . 7 5 754.5LEGEND Ja n i t o r s  an d  Cl e a n e r s ,  Ex c e p t  Ma i d s  an d   Ho u s e k e e p i n g  Cl e a n e r s                      36                                24 8                     $         17 , 2 7 0                       $           27 , 9 1 0                     Le s s  th a n  hi g h  sc h o o l 43 1 . 7 5 697.75single earner cannot afford a unit of any size @ FMR Au t o m o t i v e  Se r v i c e  Te c h n i c i a n s  an d  Me c h a n i c s                      36                                11 9                     $         22 , 8 6 0                       $           41 , 1 2 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 57 1 . 5 1028single earner can afford studio @ FMR Wa i t e r s  an d  Wa i t r e s s e s                      33                                16 9                     $         16 , 9 7 0                       $           22 , 0 1 0                     Le s s  th a n  hi g h  sc h o o l 42 4 . 2 5 550.25single earner can afford 1 bed @ FMR Pe r s o n a l  Ca r e  Ai d e s                      28                                19 6                     $         17 , 5 8 0                       $           30 , 5 5 0                     Le s s  th a n  hi g h  sc h o o l 43 9 . 5 763.75single earner can afford 2 bed @ FMR Me d i c a l  Se c r e t a r i e s                      28                                    62                     $         21 , 8 3 0                       $           33 , 1 9 0                     Hi g h  sc h o o l  di p l o m a  or   eq u i v a l e n t 54 5 . 7 5 829.75single earner can afford 3 bed @ FMR 2 of 2