HomeMy WebLinkAboutMN-PLED-2016-08-10Approved at the
September 14, 2016 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, August 10, 2016 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Graham Kerslick,
Ducson Nguyen, Cynthia Brock, and Josephine Martell
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Department of Planning,
Building, Zoning, and Economic Development; Nels
Bohn, Director, Ithaca Urban Renewal Agency (IURA);
Megan Wilson, Senior Planner; Lisa Nicholas, Senior
Planner; Deborah Grunder, Executive Assistant
Others Attending: Sue Kittel, (WDAC); Schelley Michell-Nunn (WDAC); Phil
Maguire and Tom Schickel, Maguire TMPUD Application
Chair Seph Murtagh called the meeting to order at 6:05 p.m.
1) Call to Order/Agenda Review
No changes were made to the agenda.
2) Public Comment and Response from Committee Members
Theresa Alt, 206 Eddy Street. She is very encouraged that the City is focusing on diversity in
the CIITAP. She encourages the City to go slowly with the Maguire project .
Larry Roberts, 406 South Plain Street, he is very excited about the tax abatements focusing
on diversity.
Sarah Hess, 124 Westfield Drive, encourages the diversity recommendations of the CIITAP.
It’s the right thing. Take the first step – the right step.
(Jesse) Reed Stebegor, 120 North Aurora Street, is in favor of the CIITAP diversity
recommendations and also encourages the City to go slowly with the Maguire project.
Sara Koste, 120 N. Aurora Street, agrees with others to take the Maguire project slowly. She
would much rather see a car dealership than housing.
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September 14, 2016 PEDC Meeting
3) Announcements, Updates, and Reports
a) Collegetown Construction
Alderperson Kerslick relayed information provided by Michael Thorne, Superintendent of
Public Works, as to the situation in Collegetown. NYSEG continues to have delays
which just further delays this project. College Avenue will soon be open both ways.
There are many construction crews involved with the work being done. The blocks of
College and Dryden will hopefully be open for the start of the semester. On a positive
note, the new Greenstar will be open very soon.
JoAnn Cornish asked that all be respectful when communicating with City st aff.
b) Water Conditions
Dan Cogan addressed the committee regarding the City water conditions. The rain has
helped replenish the reservoir. The discolored water continues, but is gradually getting
better. Water and Sewer has been treating the water to rid the water of the manganese.
It’s being treated at the plant rather than in the pipes. The number of complaints has
reduced. People should still remain mindful of their water consumption.
Cogan also responded to the leaking of some of the fire hydrants around the City. The
water is being run in order to keep the water fresh and not chlorinated.
Alderperson Brock thanked Dan Cogan and the Water & Sewer staff for being diligent
with working through the discolored water situation .
c) Collegetown Design Guidelines
Winter and Company have been hired on to help the City with zoning guidelines that
may or may not be part of the design guidelines. A first draft should be available later in
August.
4) Action Items (Voting to send on to Council)
a) Neighborhood Improvement Incentive Fund – National Night Out
Moved by Alderperson Brock; seconded by Alderperson Nguyen. Passed unanimously.
RESOLUTION: Request for Neighborhood Improvement Incentive Funds from the Ithaca Housing
Authority Tenant Council and the Family Sites Tenant Council for National Night Out, August 2016
WHEREAS, the City of Ithaca Common Council established the Neighborhood Improvement Incentive
Fund in 1995 to provide financial assistance to city residents seeking to improve the quality of life in their
neighborhoods, and
WHEREAS, the fund is intended to support residents' interest in community improvement and to encourage,
Approved at the
September 14, 2016 PEDC Meeting
not replace volunteerism, and
WHEREAS, the funds are intended to be used for projects or events that provide a general neighborhood
benefit and not for the limited benefit of individuals or a select few residents, and
WHEREAS, activities specified by the Council as eligible for the funding include but are not limited to items
such as neighborhood clean-ups, planting in public places, and organizing neighborhood events like block parties
or meetings, and
WHEREAS, neighborhood groups are required to submit a completed application specifying other project
donations, estimated volunteer hours, estimated costs to be covered by the fund and signatures of residents in the
immediate neighborhood, and
WHEREAS, to streamline the process the Council has delegated authority to approve applications to the
Planning & Economic Development Committee, and
WHEREAS, each neighborhood group is eligible to receive up to $300 per year as a reimbursement award
payable on the submission of original receipts or invoices for approved activities, and
WHEREAS, the City cannot reimburse residents for sales tax expenses, and
WHEREAS, the Ithaca Housing Authority Tenant Council and the Family Sites Tenant Council have submitted
completed applications for reimbursement funds to off-set expenses that in past years have generally ranged from
$500 – $1,000 for their annual National Night Out events, held this year on Tuesday, August 2, 2016, and
WHEREAS, this annual event is sponsored by the Ithaca Housing Authority Tenant Council at Titus Towers and
by the Family Sites Tenant Council at Conway Park, and the events provide opportunities for socializing with
diverse groups of both South of the Creek and Northside residents; now, therefore, be it
RESOLVED, that the Planning and Economic Development Committee approves the request from the Ithaca
Housing Authority Tenant Council and the Family Sites Tenant Council in an amount up to $600.00 ($300.00 per
neighborhood group) for reimbursement upon presentation of original invoices and/or receipts.
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September 14, 2016 PEDC Meeting
b) Community Investment Incentive Tax Abatement Program (CIITAP) – Diversity
Requirements
Alderperson Kerslick wanted to clarify that the comments made in Heather McDonald’s
letter were covered in last month’s meeting.
Alderperson Brock thanked Nels Bohn for summarizing and preparing the resolution
being voted on tonight.
An unconscious bias question was asked by Seph Murtagh. If companies don’t have
the proper HR department, will they be helped? Schelley Michell-Nunn said that
certainly will be available to anyone.
Sue Kittel offered her thanks for everyone’s help with this. It has been a long time
coming and it is wonderful to see this move forward.
Inclusion of Diversity & Inclusion Requirements in the City of Ithaca Community Investment Incentive Tax
Abatement Program (CIITAP) – Resolution
Moved by Alderperson Brock; seconded by Alderperson Martell. Passed Unanimously.
1. WHEREAS, at the City’s request, the Tompkins County Industrial Development Agency (“IDA”) established
a program to provide financial incentives for development of multi-story buildings in the greater
downtown, and
2. WHEREAS, in 2015 the Mayor formed a working group to recommend reforms to CIITAP to:
A. Retain the program as an effective tool to incentivize smart growth and discourage sprawl and
B. Improve the program’s ability to deliver broad community benefits that may include:
• An increased use of local labor;
• An increase in living wage job creation;
• More environmentally friendly building;
• Increased economic opportunities for people of all backgrounds, and
3. WHEREAS, the City of Ithaca Common Council amended the City CIITAP policy to require
documentation of the actual level of local construction labor participation on CIITAP projects and
require solicitation of construction bids from local subcontractors utilized on CIITAP projects, and
4. WHEREAS, the IDA incorporated the City’s local construction labor requirements into the CIITAP
program, and
5. WHEREAS, additional CIITAP requirements to enhance energy performance of buildings and require
a developer contribution to a community benefit fund have received preliminary support from the
Common Council; and
6. WHEREAS, the Planning & Economic Development Committee has had substantial dialog with the
City’s Workforce Diversity Advisory Committee (WDAC) regarding how to structure appropriate and
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September 14, 2016 PEDC Meeting
reasonable diversity and inclusion requirements in the CIITAP policy; now, therefore, be it
1. RESOLVED, that the City of Ithaca Common Council does hereby amend the City CIITAP policy to require
applicants to satisfy the following diversity and inclusion requirements:
Diversity and Inclusion
In order to meet diversity requirements, single use project end-users (projects developed specifically
for one corporate end-user such as a hotel or bank) must commit to the following:
A. Action:
The single-use project end-user will:
• Become active members of the Diversity Consortium of Tompkins County, attend the bi-
annual Diversity Roundtable, and participate in the Diversity Consortium’s annual
workshops and events. Active membership is defined as paying annual membership dues,
attending a minimum of four meetings of the Consortium per calendar year, participating in
at least two of the approximately six trainings offered per year and attending the bi-annual
conference when offered;
• Establish and implement management strategies for hiring, retention and promotion of women,
people of color and people with disabilities for part-time, internship, and full- time positions at all
levels of their organization with the goal of employing a workforce in which the number of
women, people of color, and people with disabilities meets or exceeds a number in proportions
equal to that of the population of the City of Ithaca demographics;
• Identify and implement specific actions designed to reduce and address unconscious
workplace biases, such as annual staff training; and,
B. Reporting:
The single-use project end-user will provide to both the IDA and the Workforce Diversity Advisory
Committee, on March 1st of each year of the abatement period, annual reports detailing:
• Workforce diversity goals, and strategies utilized each year to increase hiring, retention and
promotion of women, people of color, and people with disabilities;
• Actions taken to reduce and address unconscious workplace biases;
• Workforce demographics by gender, race/ethnicity, age, disability, job class and gender, and job
class and race/ethnicity; and
• Compliance with active participation in the Diversity Consortium, and be it further
2. RESOLVED, that the above CIITAP diversity and inclusion requirements not be subject to the IDA recapture
policy in recognition that adoption and implementation of workforce diversity and inclusion strategies is
more an on-going process than an easily measured outcome, and be it further
3. RESOLVED, that the Common Council hereby requests the Tompkins County Industrial Development
Agency (IDA) require CIITAP applicants, and their single-use project end-users, to satisfy the City’s’ diversity
and inclusion policy as a condition of approval, and be it further
4. RESOLVED, The Common Council hereby recommends the IDA to apply similar diversity and inclusion
requirements as a condition for approval of tax abatements on a county-wide basis, and be it further
5. RESOLVED, that the City Workforce Diversity Advisory Committee (WDAC) is hereby requested to develop a
workforce diversity and inclusion resource toolkit to assist employers meet CIITAP diversity and inclusion
requirements, and be it further
Approved at the
September 14, 2016 PEDC Meeting
6. RESOLVED, the City CIITAP application be expanded to require any applicant for a single-use end-user
project to describe their strategy for ensuring diversity in hiring.
Approved at the
September 14, 2016 PEDC Meeting
Mayor’s Charge to CIITAP Reform Committee
Deliver recommended reforms to the CIITAP to the Common
Council that will:
1. Retain the program as an effective tool to incentivize smart growth and
discourage sprawl
2. Improve the program’s ability to deliver broad community benefits that
may including:
• An increased use of local labor
• An increase in living wage job creation
• More environmentally friendly building
• Increased economic opportunities for people of all
backgrounds
In summar y, the proposed amendments require the following on-going actions:
1. Active membership in the Diversity Consortium of Tompkins County;
2. Establishment of workforce diversity goals and strategies;
3. Implementation of workforce diversity strategies;
4. Implementation of actions to address unconscious workplace bias; and
5. Workforce demographic reporting.
To address concerns that new diversit y and inclusion requirements may impact the attractiveness and effectiveness of the
program, only single-tenant projects are subject to these requirements and failure to satisfy diversity and inclusion
requirements will not be grounds for recapturing financial assistance.
The proposed diversity and inclusion requirements only appl y to single-use, project end-users, such as a hotel or corporate
headquarters. Residential, mixed-use, or office projects with multiple tenants that receive CIITAP incentives are not subject
to the diversity and inclusion requirements.
The amendments specifically request that diversit y and inclusion requirements not be subject to the Industrial Development
Agency’s Project Recapture Policy to recapture past, or rescind future, financial assistance in instances when a company
violates terms of a project agreement. Rather, the Workforce Advisory Committee will be expected to report instances of
non-compliance to the Common Council, who may then recommend revisions to the policy for new applicants.
Please submit any written comments to me b y Tuesday, August 9th. Please contact me at
NBohn@cityofithaca.org or (607) 274-6547 with any questions.
5) Action Items (Voting to Circulate)
a) Maguire TMPUD Application
Temporary Mandatory Planned Unit Development Application for Carpenter Business Park with
Maguire Ford Lincoln Nissan and the Community Gardens
On July 25, 2016, the City of Ithaca received an application from Tom Schickel, agent for Carpenter
Business Park LLC, for a Temporary Mandatory Planned Unit Development (TMPUD) for the Maguire Ford
Lincoln Nissan with the Community Gardens.
In accordance with §312-13 of the City Code, applications for any development within the TMPUD will be
evaluated using the following criteria, among others:
(1) Is the project in accordance with the City Comprehensive Plan, which specifically lists the following:
(a) Promoting mixed-use development, including commercial and housing.
(b) Emphasizing waterfront activities.
(c) Reducing impacts of parking.
(d) Providing for additional employment opportunities.
(e) Promoting public access to the waterfront.
(f) Enhancing and preserving any environmentally sensitive areas.
The proposed project is primarily the development of an auto dealership consisting of a new 40,000+/- SF
LEED Gold certified building with a rooftop garden and cafe, and a large landscaped parking area for
employees, customers, auto display and service. Other major project components include the permanent
relocation of the Community Gardens (and associated elements), the extension of Fifth Street across NYS
Route 13 and the installation of approximately 1,250 linear feet of sidewalk and landscaping along the
property frontage on NYS Route 13. The applicant is proposing zoning for the site that is identical to the
Industrial (I-1) Zoning District.
The project site is 10.933 acres and is comprised of seven tax parcels. The community gardens currently
occupy 2.12 acres of the site with the remaining 8.813 largely undeveloped with the exception of a 7,000
SF building (to be removed) and an access road (to be relocated). The proposal will result in the following
program:
Project Element* Acres % of site
Community Gardens (same as existing) 2.120 19.4%
Building s (approx. 40,000SF) .918 8.4%
Landscaping .711 6.5%
Paving/ Parking /Roads 7.187 65.7%
Total 10.936 100%
*Does not include proposed off-site improvements
The Project Sponsor states many project benefits in the application such as:
Establishing a productive tax-revenue generating use on a site with significant spatial constraints
Implementing objectives of Plan Ithaca. As one of the four Enterprise districts within the City of
Ithaca, the plan states that Carpenter Business Park "has great potential for business development
and employment opportunities"
Creating a significant number of new well-paying jobs (refer to TCAD Economic Impact Report,
dated January 29, 2016)
Bringing new life to the adjoining Waterfront District including the Ithaca Farmers Market.
Creating a tree-lined Rt. 13 corridor with a pedestrian sidewalk protected from Route 13 by a
decorative fence.
Extending Fifth Street across Rt. 13 with a traffic light and pedestrian crosswalk into the heart of
the site providing a through route to Third Street and the Ithaca Farmers Market. A Fifth Street
Extension with a traffic light is one of the specific objectives of the Comprehensive Plan.
The application has been reviewed by staff for completeness and has been found to be satisfactorily
complete for distribution and review. Should the committee be in agreement, this application will be
circulated for comments and a public information session will be held, in accordance with the Temporary
Mandatory Planned Unit Development (TMPUD) requirements. The tentative date for the Public
Information Session is Wednesday August 31, 2016 at 6pm in Common Council Chambers. If the
Committee is in agreement, staff will begin this process and return in September with any comments that
are received. Please see the attached resolution for your consideration.
If you have questions or require additional information, please feel free to contact me at
lnicholas@cityofithaca.org.
Phil Maguire stated this is not just one project, it is three. It is very important to the Maguire Group.
One year ago, Maguire purchased the City’s Carpenter Business Park. This project is designed for the Ford,
Lincoln, Nissan location to move to. Hyundai and Subaru will move to the existent Ford location then the
current Hyundai site will be renovated.
The developer has listened to many groups to get to where they are now.
Tom Schickel stated a major issue of this project is the power lines. NYSEG is not interested in burying the
electrical lines. He also pointed out the tentative agreement with the Community Gardens regarding land
swaps. With these land swaps, both the Community Gardens and Maguire benefit. The Community
Gardens would much rather be at the Third Street location.
Alderperson Kerslick commented he is not opposed to car dealerships. He thanked the team for a very clear
vision. There has been a lot of conversation as to what to do with this important area of the City. He was
happy to know of a letter of intent with the Community Gardens. The bulk of this is still parked vehicles
although the project does carry a lot of green aspects. He would like to see a lot more thought put into this
project.
Alderperson Martell asked when the DOT approval would take place. Phil Maguire responded that DOT
will allow them to add a sidewalk and a decoratiave fence. DOT asked for a traffic study which has been
done and provided. It’s unclear how long it will take DOT to finish this process.
She also asked for numbers of the Toyota and Subaru dealerships. There is roughly 850 cars between the
two. They are busting at the seams. Moving Ford, Lincoln, Nissan to the new location will ease up the
area of the other lots.
Alderperson Brock stated she does have hesitation for a car dealership in this area, but she is also not sure
she would want housing there either.
She had two other comments/questions:
Is there any plan to purchase the Cornell buildings currently for sale? and
The cafe/restaurant started out as included by the dealership. Over time, it’s now being viewed as an
independent business. What is the plan ?
Maguire responded:
Buying the Cornell buildings is a possiblity but are very expensive. What we would like to use them for
might not be what the Council would like. There is no desire at the current time to purchase these buildings.
Purchasing these buildings would be totally separate from the project, and not puchasing them would not
stop their car dealership project.
Draft Resolution for the Planning and Economic Development Committee to Authorize the Circulation of
and Public Information Session for the Temporary Mandatory Planned Unit Development Application for
Carpenter Business Park with Maguire Ford Lincoln Nissan and the Community Gardens
August 10, 2016
Moved by Alderperson Brock; seconded by Alderperson Martell. Passed unanimously.
WHEREAS: the City of Ithaca received an application from Tom Schickel, agent for Carpenter Business Park
LLC, for a Temporary Mandatory Planned Unit Development (TMPUD) for the Maguire Ford Lincoln Nissan
with the Community Gardens, and
WHEREAS: the project site is in the waterfront study area, which the City rezoned to a Temporary
Mandatory Planned Unit Development (TMPUD) Zone in DATE for a period of eighteen months until the
Area Plan is complete and new zoning is in place, and
WHEREAS: the applicant proposes the development of an auto dealership consisting of a new 40,000+/- SF
LEED Gold certified building with a rooftop garden and cafe, and a large landscaped parking area for
employees, customers, auto display and service. Other major project components include the permanent
relocation of the Community Gardens (and associated elements), the extension of Fifth Street across NYS
Route 13 and the installation of approximately 1,250 linear feet of sidewalk and landscaping along the
property frontage on NYS Route 13, and
WHEREAS: The applicant is proposing zoning for the site that is identical to the Industrial (I-1) Zoning
District, and
WHEREAS: The project site is 10.933 acres and is comprised of seven tax parcels. The community gardens
currently occupy 2.12 acres of the site with the remaining 8.813 largely undeveloped with the exception of
a 7,000 SF building (to be removed) and an access road (to be relocated), and
WHEREAS: the application has been found to be satisfactorily complete for the purpose distribution and
review, now therefore be it
RESOLVED: that the Planning and Economic Development Committee does hereby agree to authorize and
direct staff to circulate the proposal for review and comment from City boards/committees, the Tompkins
County Planning Department, and any neighboring property owners within 500 feet of the proposed
project. Comments and concerns will be forwarded to the applicant and to the Common Council for their
consideration and a Public Information Session shall be held on August 31, 2016 at 6pm in Common
Council Chambers.
A public information session will be held August 31, 2016.
A public hearing will take place at the September 14, 2016 PEDC meeting.
6) Review and Approval of Minutes
a) July 2015
Moved by Alderperson Brock; seconded by Alderperson Kerslick. Passed
unanimously.
7) Adjournment
Moved by Alderperson Brock; seconded by Alderperson Kerslick. Passed
unanimously. The meeting was adjourned at 7:55 p.m.