HomeMy WebLinkAboutMN-PLED-2016-12-14
Approved at the
January 11, 2017 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, December 14, 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, Josephine Martell,
and Cynthia Brock
Committee Members Absent: None
Other Elected Officials Attending: Alderperson George McGonigal
Staff Attending: JoAnn Cornish, Director, Department of
Planning, Building, Zoning, and Economic
Development; Jennifer Kusznir, Senior
Planner; Megan Wilson, Senior Planner; Nels
Bohn, Director, IURA; Deborah Grunder,
Executive Assistant
Others Attending: Joseph Bowes, INHS Director of Real Estate
Development
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
No changes were made to the agenda.
2) Special Order of Business
a) Public Hearing: Revisions to Collegetown Area Form Districts
Alderperson Kerslick moved to open the public hearing; Alderperson
Brock seconded it. Passed unanimously.
There was no one from the public to speak on this topic.
Alderperson Brock moved to close the public hearing; Alderperson
Martell seconded it. Passed unanimously.
Approved at the
January 11, 2017 PEDC Meeting
b) Public Hearing: Zoning Amendment to Allow Brewpubs, Urban
Breweries, and Taverns
Alderperson Brock moved to open the public hearing; Alderperson Kerslick
seconded it. Passed unanimously.
Ben Brotman and James Tielers spoke together on the brewpub ordinance.
They questioned some of the definitions in the brewpub ordinance. The
definition of Urban Brewery needs to be changed to reflect that
microbreweries may sell to the general public.
Alderperson Kerslick moved to close the public hearing; Alderperson Nguyen
seconded it
Hayden Brainard, Trumansburg, stated that definitions are set by the State. It’s
not a good idea to change what the State liquor authority has on their books. He
recommends not to try to come up with a restriction of these definitions. If the
goal is to limit the amount of their production, don’t limit the definitions.
Alderperson Martell moved to close the public hearing; Alderperson Kerslick
seconded it. Passed unanimously.
Pat Shea, 707 Hancock Street, spoke on the Waterfront changes. She
encourages the City to consider a mixed income availability. She’s a gardener
so she would like to see the gardens to stay. A science area would also be
good.
3) Public Comment and Response from Committee Members
Alderperson Martell stated she agrees that it would be great to have a mixed
income housing project, but due to the expense to do such a project there, it is
unlikely or difficult to make this an affordable housing project.
Alderperson Brock announced the public information sessions for the Waterfront
Ordinance Changes scheduled for Thursday, December 14th, from 3-5 and again
7-9 p.m.
4) Updates, Announcements, Reports
a) Design Guidelines ( Megan Wilson )
There were two public information sessions that were well attended. A wide
variety of comments were provided. The most frequent concerns were the
design guidelines process. We do not have binding review design guidelines
yet but do have the design guidelines in the site-plan review process.
Approved at the
January 11, 2017 PEDC Meeting
Alderperson Kerslick stated that a joint meeting with the Planning Board and
this committee would be a very good idea.
b) Housing Summit Debrief ( JoAnn Cornish )
The most important part of the summit was it got the conversation going. To
hear the stories to find housing and their struggles hit home for her. It was a
real good opportunity to discuss this important topic. Kudos to Martha
Robertson and Schelley Michell Nunn for organizing and moderating the event.
Alderperson Brock stated she was very intrigued by Cornell’s project to keep
sophomore students on campus. We have areas in our community that are
very unique. Small non-chain businesses need to be provided incentives to
help them stay alive. She would like to see the City help keep the small
businesses intact and remain here. She would also like to see the City help to
keep owner-occupied properties rather than become tenant housing.
5) Action Items (Voting to send onto Council)
a) Revisions to Collegetown Area Form Districts
An Ordinance to Amend the Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning”
To Revise Entry and Building Length Requirements for the Collegetown Area Form Districts –
Declaration of Lead Agency for Environmental Review
Moved by Alderperson Martell; seconded by Alderperson Kerslick. Passed
unanimously.
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 adoption of an ordinance to amend §325-45.2, “District
Standards,” of the Collegetown Area Form Districts.
Approved at the
January 11, 2017 PEDC Meeting
An Ordinance to Amend the Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning”
To Revise Entry and Building Length Requirements for the Collegetown Area Form Districts –
Determination of Environmental Significance
Moved by Alderperson Martell; seconded by Alderperson Kerslick. Passed
unanimously.
WHEREAS, the City of Ithaca is considering an amendment to Chapter 325 of the Municipal Code in
order to revise the recessed entry and building length requirements for the Collegetown Area Form
Districts, and
WHEREAS, appropriate environmental review has been conducted including the preparation of a Short
Environmental Assessment Form (SEAF), dated November 15, 2016, and
WHEREAS, these zoning amendments have been reviewed by the Tompkins County Planning
Department Pursuant to §239-l–m of the New York State
general Municipal Law, which requires that all actions within 500 feet of a county or state facility,
including count y and state highwa ys, be reviewed b y the Count y Planning Department, and have also
been distributed for review b y the City of Ithaca Conservation Advisory Council and the City of Ithaca
Planning and Development Board, and
WHEREAS, the proposed action is an “Unlisted” Action under the City Environmental Quality Review
Ordinance, and
WHEREAS, the Common Council of the City of Ithaca, acting as lead agency, has reviewed the SEAF
prepared b y planning staff; now, therefore, be it
RESOLVED, that this Common Council, as lead agency in this matter, hereby adopts as its own the
findings and conclusions more fully set forth in the Short Environmental Assessment Form, dated
November 15, 2016, and be it further
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 unnecessar y, and be it further
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 b y law.
Approved at the
January 11, 2017 PEDC Meeting
b) Zoning Amendment to Allow Brewpubs, Urban Breweries, and Taverns
An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter
325, Entitled “Zoning,” to Include Definitions for Brew Pub, Urban
Brewery, & Tavern, and Amend Allowable Uses in B-2, B-5, & CBD Districts–
Declaration of Lead Agency
Moved by Alderperson Kerslick; Seconded by Alderperson Martel. Passed
unanimously.
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 a “Type I" Action pursuant to
the City of Ithaca Environmental Quality Review Ordinance, (CEQR), §176-4
which requires review under CEQR; now, therefore, be it
RESOLVED, that Common Council of the City of Ithaca does hereby declare
itself lead agency for the environmental review for the adoption of
amendments to The Municipal Code of the City Of Ithaca, Chapter 325,
Entitled “Zoning,” to Include Definitions for Brew Pub, Urban Brewery, &
Tavern, and Amend Allowable Uses in B-2, B-5, & CBD Districts
An Ordinance Amending The Municipal Code Of The City Of Ithaca, Chapter
325, Entitled “Zoning,” to Include Definitions for Brew Pub, Urban
Brewery, & Tavern, and Amend Allowable Uses in B-2, B-5, & CBD Districts–
Declaration of Environmental Significance
Moved by Alderperson Brock; seconded by Alderperson Kerslick. Passed
unanimously.
1. WHEREAS, The Common Council is considering a proposal to amend the
Municipal Code of the City Of Ithaca, Chapter 325, Entitled “Zoning,”
To include definitions for Brew Pub, Urban Brewery, and Tavern, and
also to amend the allowable uses in the B-2, B-5, and CBD zones, and
2. WHEREAS, the appropriate environmental review has been conducted,
including the preparation of a Full Environmental Assessment Form
(FEAF), dated October 26, 2015, and
3. WHEREAS, the proposed action is a “TYPE I” 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 FEAF prepared by planning staff; now,
therefore, be it
Approved at the
January 11, 2017 PEDC Meeting
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 November 2,
2016, 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.
Alderperson Nguyen asked for clarification on the comments made by Hayden
Brainard.
Jennifer Kusznir stated that the City wanted to put some restriction on each type of
brewery.
Hayden Brainard further commented that some of the things that the City will allow
in the breweries are already allowed in the state zones.
Alderperson Brock asked how the 5,000 barrels was selected and is it appropriate
for these areas.
Jennifer Kusznir stated that 5,000 was a number from the Building Department’s
definition of tavern.
Ben Brotmon was asked to join the conversation. Malt shipments coming in on
pallets would be about three pallets every few weeks. There is no way that anyone
could produce 5,000 because there isn’t enough room to do so.
Chair Murtagh recommends that we reach out to the brewery on Main Street in
Cortland.
Taverns with seating are not permitted in the B2D zone since it is zoned
residential.
Alderperson Kerslick moved to table the ordinance; seconded by Alderperson
Brock. Passed unanimously.
Approved at the
January 11, 2017 PEDC Meeting
c) Payment in Lieu of Taxes (PILOT) Agreement with INHS
Moved by Alderperson Martell; seconded by Alderperson Kerslick. Passed
unanimously.
Authorize Exemption from Real Property Taxes and Provision for In-Lieu
Payments, with Regard to the Ithaca Neighborhood Housing Services, Inc.
(“INHS”) Affordable Housing Scattered Site Preservation Project – Resolution
WHEREAS, there is a demonstrable and critical shortage of affordable housing
within the City of Ithaca and Tompkins County; an d
WHEREAS, Pursuant to Section 577 of the New York State Private Housing
Finance Law (PHFL), the Council hereby exempts from real property taxes, for a
period of thirty (30) years, the following properties, to be owned by a housing
development fund company formed under Article XI of PHFL and sponsored by the
Ithaca Neighborhood Housing Services, Inc. (“INHS”) and beneficially owned by a
to-be-formed partnership affiliate of INHS formed for the purpose of developing the
Project (hereinafter the “Owner”), and to be used for the provision of affordable
rental housing to qualified persons or families of low income as a part of the
Scattered Site Rental Preservation Project (the “Project”); and
WHEREAS, the Project includes renovation of 98 residential units in 44 buildings
as follows:
Address: Tax Parcel #:
105 Fourth Street 44.-6-15
107A Fourth Street 44.-6-16
107 Fourth Street 44.-6-16
108 N. Corn Street 72.-3-14
110 Esty Street 50.-1-21
112 Esty Street 50.-1-21
113 Fourth Street 44.-6-1
216 Cascadilla Street 45.-5-11
316-18 S. Corn Street 79.-5-15
356 Floral Ave. 97.-1-6.2
380-90 Floral Ave. 97.-1-7.2
402 Center Street 79.-6-10
402 W. Seneca Street 60.-6-12
417 Cascadilla Street 51.-3-2
418-20 Cascadilla Street 44.-6-14
602 W. Green Street 72.-4-12
Cascadilla Green I 25.-3-1.1
308 Adams Street
310 Adams Street
509 First Street
Approved at the
January 11, 2017 PEDC Meeting
511 First Street
507 First Street
505 First Street
513 First Street
515 First Street
517 First Street
519 First Street
521 First Street
523 First Street
307 Franklin Street
309 Franklin Street
Cascadilla Green II 25.-3-1.21
301 Franklin Street
522 Alice Miller Way
303 Franklin Street
305 Franklin Street
512 Alice Miller Way
514 Alice Miller Way
516 Alice Miller Way
504 Alice Miller Way
506 Alice Miller Way
508 Alice Miller Way
510 Alice Miller Way
518 Alice Miller Way
304 Adams Street
306 Adams Street
WHEREAS, the City of Ithaca has determined that the continued provision of
affordable rental housing to qualified persons or families of low income by INHS
is beneficial to and in the long term best interests of the public, and in connection
with the City of Ithaca Common Council’s endorsement of the INHS Affordable
Housing Scattered Site Preservation project at its regular meeting held on the
2nd day of November, 2016, now, therefore, be it
RESOLVED, that the Common Council of the City of Ithaca pursuant to §577 of
the Private Housing Finance Law of the State of New York hereby grants to the
properties listed herein a tax exemption from real property taxes levied by the
City of Ithaca and other local taxing authorities for a period of thirty (30) years,
and Owner shall make annual in-lieu-of-tax payments (hereinafter referred to as
“PILOT”) to the City of Ithaca equal to 12% of its annual "net operating income",
but in no event to be less than $58,837, plus additional negotiated annual
amounts after fifteen (15) years when Project payment obligations are projected
to decline. "Net operating income" shall equal gross rents received by the Owner
less operating costs, as determined by an annual audit, paid by the Owner for
the duration of the exemption period. The PILOT shall be shared by the City of
Ithaca with Tompkins County and the Ithaca City School District in the same
ratio as total school, city and county taxes would have been paid with respect to
Approved at the
January 11, 2017 PEDC Meeting
the Project without taking into account the exemption provided for herein; and it
is further
RESOLVED, that the PILOT agreement shall include provisions requiring the
construction contract for the Project to include specific provisions that require (1)
outreach to local subcontractors in construction trades requesting bids, to the
greatest extent feasible, and (2) outreach to local vendors requesting quotes for
construction materials to the greatest extent feasible, and
RESOLVED, that the Mayor upon the advice of the City Attorney and the City
Controller and on behalf of the City of Ithaca is hereby authorized and requested
to execute and deliver to any pertinent party an agreement between the City of
Ithaca and Owner, setting forth as necessary the details of the PILOT, and to
take any and all action necessary and/or required to effectuate or verify such
payments or tax exemption, the PILOT agreement shall contain such additional
terms and conditions as the Mayor deems to be appropriate; and it is further
RESOLVED, that this ordinance shall take effect immediately.
6) Special Order of Business
a) 2017 Work Plan and Process
JoAnn Cornish stated that the items on the list are not in order of importance.
Cornish also distributed to the group what is involved when a change to a
zoning ordinance is proposed. There is a lot more to it that people realize.
Alderperson Brock stated it must be very difficult to juggle the number of items
on the work plan.
One particular zoning ordinance change was done by the Shade Tree
Advisory Committee. Chair Murtagh has asked that Jane Grace, the City
Forester, attend the January meeting. JoAnn Cornish will distribute the
proposed ordinance that is being recommended by the Shade Tree Advisory
Committee.
7) Review and Approval of Minutes
a) November 2016 – Minutes were not Available
8) Adjournment
Moved by Alderperson Kerslick; seconded by Alderperson Martel. Passed
unanimously. The meeting was adjourned at 7:55 p.m.