HomeMy WebLinkAboutMN-PLED-2017-11-08
Approved at the
December 13, 2017 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, November 8, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Rob Gearhart, Michael Decatur, and Stephen
Smith
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Lisa Nicholas,
Senior Planner; Megan Wilson, Senior Planner;
Nels Bohn, Director of Ithaca Urban Renewal
Agency; and Deborah Grunder, Executive
Assistant
Others Attending: Dan Cogan, Chief of Staff
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
Due to lack of cards, the public comment was held prior to the presentation.
2) Special Order of Business
a) Presentation on Playgrounds – Rusty Keeler
Rusty Keeler, lives in Ithaca, and works with children’s playgrounds. He is
currently working on a project looking at the City as a whole. He and his
partner have been moving around the City for input. We need free-range kids.
Kids don’t play enough outside. He is aware of people’s fear of what it
happening in the world, but allowing them to play outdoors will help teach them
the skills they need to succeed in life. He suggests making some of the
changes on sidewalks. Giving the kids things to do as they walk to the library,
etc. He’s worked with Jeanne Grace, the City Forester, on the use of different
types of tree stumps, etc. as playground materials. There are also some
streets in Ithaca that have minimal traffic. He suggests making these streets
street parks.
Approved at the
December 13, 2017 PEDC Meeting
A ‘Lunch and Learn’ meeting will be held on November 30, 2017 at the Ithaca
Youth Bureau as well as on December 1, 2017 in Hall.
Alderperson Gearhart asked if he works with schools. The answer is yes.
Alderperson Brock is very interested in this project.
JoAnn Cornish stated she will be sending out a Save-the-Date for the upcoming
events.
b) Parks and Recreation Master Plan
Pros Consulting provided the proposed Parks and Recreation Master Plan. The
presentation will be available on line within a week.
3) Public Comment and Response from Committee Members
Theresa Alt, 206 Eddy Street, asked questions regarding the Restore NY Grant.
She further commented on the proposed inclusion of the CIITAP in the Waterfront.
Steve Wimans, 34 Lewis Street, professor at Cornell. He disagrees with the
construction of the gate to the Ezra Tunnel. It could remain safe if the current laws
are enforced.
Fay Gougakis, Commons, she feels high jacked by developers. She is surrounded
by construction. She is against the decision made regarding the Chacona Block.
No one from the City has come to their building to inform and discuss the recurring
construction. She is not happy with City government.
4) Updates, Announcements, Reports
No updates or announcements were given.
5) Action Items (Voting to send onto Council)
(a) 2018 Annual Common Council Concurrence that the City of Ithaca Planning and Development
Board be Lead Agency in Environmental Review for Site Plan Review Projects for which the
Common Council is an Involved Agency Resolution
Moved by Alderperson Gearhart; seconded by Alderperson. Carried unanimously.
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law
and Chapter 176.6 of the City Code, Environmental Quality Review, require that a
lead agency be established for conducting environmental review of projects in
accordance with local and state environmental law, and
Approved at the
December 13, 2017 PEDC Meeting
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, State Law also specifies that when an agency proposes to directly
undertake, fund or approve a Type I or Unlisted Action undergoing coordinated
review with other involved agencies, it must notify them that a lead agency must be
agreed upon within 30 calendar days of the date that the Environmental
Assessment Form (EAF) or draft EIS was transmitted to them, and
WHEREAS, Projects submitted to the Planning Board for Site Plan Review and
Approval, at times involve approvals or funding from Common Council, making
Council an involved agency in environmental review, and
WHEREAS, in accordance with the State Environmental Quality Review Law and
the City of Ithaca Environmental Quality Review Ordinance, involved agencies are
provided with project information and environmental forms for their review, as well
as all environmental determinations, and
WHEREAS, Common Council did consent to the Planning & Development Board
acting as Lead Agency in environmental review for site plan review projects for
which Common Council has been identified as an Involved Agency for the years of
2015, 2016 and 2017, and
WHEREAS, in order to avoid delays in establishing a Lead Agency and to make
the environmental review process more efficient, it is desirous to continue the
agreement in which the Planning Board will assume Lead Agency status for such
projects; therefore be it
RESOLVED, That Common Council does hereby consent to the Planning &
Development Board acting as Lead Agency in environmental review for site plan
review projects for which Common Council has been identified as an Involved
Agency through December 31, 2018; and, be it further
RESOLVED, That for any future project Common Council may withhold or
withdraw its consent should it so desire.
Approved at the
December 13, 2017 PEDC Meeting
b) Restore NY Grant Funding Application
Authorize Restore NY5 Funding Application
Moved by Alderperson Gearhart; seconded by Alderperson Brock. Carried unanimously
Whereas, the 2016-17 New York State budget appropriated new funding for the Restore
New York’s Communities Initiative (“Restore NY5”) to revitalize urban areas and stabilize
neighborhoods and authorized the Empire State Development Corporation (“ESDC”) to
implement the program, and
Whereas, the goals of the Restore NY program are to (1) revitalize urban centers, (2)
induce commercial investment, and (3) improve the local housing stock, and
Whereas, Restore NY5 funding is available only for projects involving the demolition,
deconstruction, rehabilitation and/or reconstruction of vacant, abandoned, condemned or
surplus properties, and
Whereas, municipalities with populations under 40,000 are eligible to submit one project,
which may contain multiple related properties, not to exceed a request for $1,000,000 in
funding, and
Whereas, in response to a public call for proposals by the IURA, the following four projects
were submitted:
1. Ithaca Housing - Redevelopment of the Green Street Garage, 120 E. Green Street;
2. Reach on State Street, 310 W. MLK Jr./State Street;
3. Home Dairy/Yellow Deli Building, E. MLK Jr./State Street;
4. 100s West, 121-123 W. State Street and 108-114 W. Green Street, and
Whereas, the IURA Economic Development Committee evaluated proposals to maximize
community benefit and competiveness for funding and recommended advancing the
following two projects for final consideration:
• 100s West
• Reach on State Street (subject to securing site control), and
Whereas, the sponsor for the Reach on State Street project was unable to secure site control
of 310 W. State Street though the site was acquired by another buyer who seeks RestoreNY
financial assistance to rehabilitate the historic structure on the property, and;
Whereas, the 100s West project is an approximately $2.5 million project by Urban Core,
LLC to rehabilitate 3 adjacent buildings located at 121 W. MLK, Jr/State St., 123 W. MLK
Jr./State Street and 108-114 W. Green Street, to create four below-market housing units and
renovate 25,000 square feet of retail and commercial space, and
Approved at the
December 13, 2017 PEDC Meeting
Whereas, the 310 W. State/MLK Jr. project will rehabilitate a locally-designated historic
landmark property in dilapidated condition for residential use, and
Whereas, Restore NY5 application must include a municipal resolution in support of the
application, proof that a public hearing was held on proposed application, and a site
control affidavit for projects located on non-municipally owned property, and
Whereas, the property owner have agreed to provide the full 10% required local match
contribution, so no City match funds are required; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council hereby endorses a Restore NY5
application for the 100s West for up to $1,000,000 in grant funding that includes the
following projects: 100s West, Urban Core, LLC
310 W. State Street, David Halpert and Teresa Halpert Deschanes, and be it further
RESOLVED, that the City of Ithaca Common Council hereby finds the proposed project is
consistent with the City comprehensive plan and Urban Renewal Plan; that the proposed
financing is appropriate for the specific project; that the project facilitates effective and
efficient use of the existing and future public resources so as to promote both economic
development and preservation of community resources; and the project develops and
enhances infrastructure and/or facilities in a manner that will attract, create, and sustain
employment opportunities where applicable, and be it further
RESOLVED, that the Mayor, upon advice from the City Attorney, is hereby authorized to
take all actions necessary to submit a Restore NY5 application in accordance with this
resolution, including, but not limited to, certification of the application, and be it further
RESOLVED, that the Mayor is authorized to modify the proposal to address any unforeseen
feasibility issues that arise that would impact competitiveness of the application, and
RESOLVED, that, if awarded, the Mayor, upon advise from the City Attorney, is hereby
authorized to execute an agreement with ESDC, and any other documents necessary to
receive the Restore NY grant, as well as agreements with individual property owners to
implement the project, and be it further
RESOLVED, the IURA is hereby authorized to administer and implement the City’s Restore
NY5 grant award.
Approved at the
December 13, 2017 PEDC Meeting
Name of Applicant:
David Halpert and Teresa Halpert Deschanes
Project/Building Name:
310 W. State St., Ithaca, NY
Property Address
(identify each separate
property):
310 W. State St., Ithaca, NY
Briefly Describe Project:
(must include
rehabilitation and/or
reconstruction)
310 W. State is a landmark-protected house designed by architect AB
Wood in 1880. Although used for offices after 1966, there was little
change to the inside. Vacant and rundown, it survives in the form of an
eight-bedroom single-family home. As in 1880, the W. State St.
Neighborhood remains a mix of residences and commercial buildings, not far
from the Commons.
As such, this house is a good candidate for our niche of downtown
cooperatives, serving young professionals who want to live in an affordable
“semi-intentional community” setting. The house needs work, and
because of a deteriorated slate/asbestos roof, the cost of roofing is over
$100,000. This expense would sink most projects on the site. However, the
ability to rebuild a new, ILPC-approved carriage house on the same property
makes the project viable.
“Woody’s Place” will be two cooperatives that share a patio and large fenced
yard. Solar panels on the new carriage house will reduce utility costs for
both properties. However, for the purpose of this grant and also for
the purpose of the Historic Preservation Tax Credits, we have separated the
project into two parts: (1) construction of the carriage house and
fencing/landscaping; (2) rehabilitation of the main house.
Total Project Cost:
Purchase and rehab of main house: $576,000
Restore NY5 Funding
Request:
$100,000 plus $18,000 for asbestos abatement in the roof.
Estimated Equity
Investment:
Purchased with cash of $141,000; we have another $50,000-70,000 to put
into the rehab; We hope to access $126,000 in Historic Tax Credit money.
This leaves approx. $100-150 thousand to be financed with a mortgage at the
end of the project.
Describe Site Control: Signed purchase offer, closing on December 1st.
Existing Building(s) Size
(sq. ft. by property):
3347 square feet on first and second floors. (Basement and attic will not
be part of the habitable space).
% of Existing Building(s)
Vacant (by property):
100%
Approved at the
December 13, 2017 PEDC Meeting
Attach any additional optional information such as photos, site maps, floor plans and renderings
c) Electric Box Mural Proposal
Resolution to Select Artwork for E. State/MLK Street and Stewart Avenue Electrical Box
Moved by Alderperson Brock; seconded by Alderperson Gearhart. Passed unanimously.
WHEREAS, the City of Ithaca Public Art Commission (PAC) has been established to, among
other duties, review and advise the Common Council on proposals for the exhibition and display
of public art in the City’s public spaces, and
WHEREAS, in 2010, the PAC created a mural and street art program to beautify blank walls
within the city while providing local artists from all sections of the community an opportunity to
showcase their work, and
WHEREAS, the Board of Public Works approved several locations for future murals and street
art, including municipal electrical boxes throughout the city, by resolution on May 19, 2010, and
WHEREAS, in 2012 the PAC launched a project to beautify 21 municipal electrical boxes
through the creation of mini-murals, and subsequent rounds of the project were completed in
2014 and 2017, and
WHEREAS, local artist Todd Ayoung has submitted his proposal for an electrical box mural,
titled “Art After Freedom is a Constant Struggle,” and
WHEREAS, after reviewing available locations and speaking with the artist, the PAC selected
the electrical box at the intersection of E. State/MLK Street and Stewart Avenue as the proposed
location for this mural, and
WHEREAS, the PAC held public comment on the proposal at its meeting on October 26, 2017
and, while a quorum was not present, those members in attendance supported the installation of
Todd Ayoung’s proposal “Art After Freedom is a Constant Struggle” on the electrical box at the
intersection of E. State/MLK Street and Stewart Avenue; now, therefore, be it
Intended Reuse
(by property):
Sq. Ft. Residential: 3347
Sq. Ft. Retail:
Sq. Ft. Other Commercial:
Sq. Ft. Other (specify):
Housing Units:
(by property)
# of housing units: one unit, for an 8-member cooperative.
Tenure (rent or for sale):
# below market rental units:
Date of Anticipated
Construction Start:
(assume 3/18 award):
April 1, 2018
Approved at the
December 13, 2017 PEDC Meeting
RESOLVED, that the City of Ithaca Common Council selects the proposal “Art After Freedom
is a Constant Struggle” by Todd Ayoung to be installed on the electrical box at the intersection
of E. State/MLK Street and Stewart Avenue and to be added to the City’s public art collection;
and be it further
RESOLVED, that the selected artist may proceed with the installation of his mural upon the
execution of an agreement with the City (as reviewed by the City Attorney).
d) Rotating Mural at Water and Sewer
Resolution to Select Artwork for a Rotating Mural Installation
On Water & Sewer Workshop
Moved by Alderperson Gearhart; seconded by Alderperson Decatur. Carried
unanimously.
WHEREAS, the City of Ithaca Public Art Commission (PAC) has been established to, among
other duties, review and advise the Common Council on proposals for the exhibition and display
of public art in the City’s public spaces, and
WHEREAS, Plan Ithaca, the City’s comprehensive plan, identifies public art as an important
cultural resource that contributes to quality of life and economic vitality and calls for the City’s
continued support of public art, and
WHEREAS, in 2010, the PAC created a mural and street art program to beautify blank walls
within the city while providing local artists from all sections of the community an opportunity to
showcase their work, and
WHEREAS, the Board of Public Works approved several locations for future murals and street
art, including the Department of Public Works facilities on First Street, by resolution on May 19,
2010, and
WHEREAS, local artist Jay Potter has submitted a proposal for a rotating mural installation on
the rear façade of a workshop at the Water & Sewer facilities on First Street, and
WHEREAS, Mr. Potter has submitted a design for the first installation that features the Spanish
word “junta” and the “Painted Lady” butterfly, and the installation will change occasionally after
this original design is painted, and
WHEREAS, Mr. Potter will collaborate with other artists on future designs and will provide
ongoing maintenance for the installation, and
WHEREAS, each mural design will be appropriate for all ages, colorful, and of high quality and
will not be religious or political in nature, and
WHEREAS, the artist will donate his time and materials, and the mural installation will be
budget-neutral to the City, and
Approved at the
December 13, 2017 PEDC Meeting
WHEREAS, the PAC held public comment on the proposal at its meeting on October 26, 2017
and, while a quorum was not present, those members in attendance supported the approval of a
rotating installation by Jay Potter for a period of 5 years, with the option to renew, and
encouraged the involvement of a diverse group of artists in future designs; now, therefore, be it
RESOLVED, that the City of Ithaca Common Council selects Jay Potter to install and maintain
a rotating mural installation on the rear façade of a Water & Sewer Workshop on First Street for
a period of 5 years, with the option to renew with approval by Common Council; and be it
further
RESOLVED, that the selected artist may proceed with the installation of his mural upon the
execution of an agreement with the City (as reviewed by the City Attorney).
e) Proposed Resolution to Authorize Cornell MOU for Construction of Gate to “Ezra’s
Tunnel” at Ithaca Falls Park
Proposed Resolution to Authorize Cornell MOU to secure “Ezra’s Tunnel” at Ithaca Falls Park
Alderperson Brock does not support this proposal. She stated that she is who she is now
because she had access to the ocean, to cliffs to climb, etc. She thinks by gating this tunnel we
could be setting a trend. Alderpersons Decatur and Gearhart are in favor of this proposal.
Chair Murtagh supports this proposal. These areas are very dangerous. If we can help deter
people from these areas, we should do so.
Where will the people go if this tunnel is closed off?
This is a very popular area because although dangerous, it’s close to campus. If they have to go
somewhere else, it may deter the dangerous activity because it’s not as convenient.
Decatur stated he appreciates the efforts to help keep people safe, but to gate off all the
beautiful gorge areas, might not be the answer either. People should know that these gorges
are dangerous.
Chair Murtagh responded that the Ithaca Community knows the dangers of these gorges, but
visitors, or new students do not. We need to help protect them.
Chair Murtagh further stated that there are many other areas that people have access to
without the great danger.
Approved at the
December 13, 2017 PEDC Meeting
Alderperson Gearhart moved; seconded by Alderperson Decatur. Passed 3-1 (Brock)
Whereas, the Cornell University administration has expressed concern that the open Western
access to “Ezra’s Tunnel” at Ithaca Falls Park (hereafter “Western Access”) and the part of the
Fall Creek Gorge beyond pose a well-documented hazard to public health and safety, including
emergency responders; and
Whereas, Cornell University (“Cornell”) has offered to construct a safety barrier consisting of
two fences, one with a secure gate, to secure the Western Access (“Safety Barrier”) and grant it
to the City of Ithaca;
Whereas, the City of Ithaca is willing to take ownership of the proposed Safety Barrier to the
Western Access on certain terms and conditions; now therefore, be it
RESOLVED, that the Mayor, subject to the advice of the City Attorney and Director of Public
Works, is authorized to enter into a Memorandum of Understanding (“MOU”) concerning the
proposed Safety Barrier with Cornell containing, among others, terms approximating the
following:
1. The plans and specifications for the Safety Barrier shall be prepared at the sole
cost of Cornell, for subsequent review by the City, including the Superintendent of
Public Works and Fire Chief.
2. The Safety Barrier have keyed access for emergency and maintenance personnel.
3. Cornell shall construct the Safety Barrier at its sole cost and expense.
4. Cornell and its contractors shall provide proof of insurance naming the City of
Ithaca as additional insured in form and amount reasonably approved by the City
Attorney. Cornell shall hold the City of Ithaca harmless from liability connected with
the Safety Barrier during construction and until the Safety Barrier site is turned over
to the City of Ithaca. Thereafter the City shall hold Cornell harmless from liability
connected with the Safety Barrier.
5. The City of Ithaca shall take sole ownership of the Safety Barrier after the Safety
Barrier is accepted by the City.
6) Action Items (Voting to Circulate)
a) Parks and Recreation Master Plan
Alderperson Gearhart moved to circulate; seconded by Alderperson Brock.
Carried unanimously.
b) Recommendation from Waterfront Working Group to:
Approved at the
December 13, 2017 PEDC Meeting
1) Allow for Planned Unit Development Citywide
JoAnn Cornish stated that the department will compile the areas that this
might take place and bring it back next month.
(2) Expand Boundaries of the Community Investment Incentive Tax
Abatement Program (CIITAP)
Alderperson Brock asked for clarification of what reasonably affordable is.
Alderperson Gearhart has similar questions.
This will be brought back next month with the answers.
7) Discussion
a) Design Guidelines for Collegetown and Downtown
It was decided that since both plans are not completely done and the goal is to
approve them at the same time, this will come back next month. Council will
probably not act on this until February.
8) Review and Approval of Minutes
a) September and October 2017 - these minutes were not approved. They will
be brought back to the December meeting.
9) Adjournment
Moved by Alderperson Brock; seconded by Alderperson Gearhart. Passed
unanimously. The meeting was adjourned at 9:25 p.m.