HomeMy WebLinkAboutMN-PLED-2017-03-08
Approved at the
April 12, 2017 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, March 8, 2017 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Josephine
Martell, Cynthia Brock, Rob Gearhart, and
Steve Smith
Committee Members Absent: None
Other Elected Officials Attending: None
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Nels Bohn, Director, IURA;
Deborah Grunder, Executive Assistant
Others Attending: Steve Flash and Noah Demarest
Chair Seph Murtagh called the meeting to order at 6:02 p.m.
1) Call to Order/Agenda Review
No changes were made to the agenda.
2) Special Order of Business
a) Public Hearing – Habitat for Humanity, For-Sale Housing Construction,
402 South Cayuga Street
Alderperson Smith moved to open the public hearing; Alderperson Brock seconded
the motion. Carried unanimously.
No one from the public was present to speak.
Alderperson Martel moved to close the public hearing; Alderperson Gearhart
seconded the motion. Carried unanimously.
Approved at the
April 12, 2017 PEDC Meeting
b) Public Hearing – Temporary Mandatory Planned Unit Development, 323
Taughannock Blvd.
Alderperson Brock moved to open the public hearing; Alderperson Gearhart
seconded the motion. Carried unanimously.
Sonny Carubia, 403-415 Taughannock Blvd. stated she is in favor of this project
but does have concerns with parking and water and sewer issues. She asks that
the City not approve this project. She explained her experience with her tenants
having issues with their toilets. There are many things this project doesn’t comply
with. She provided a list of things that don’t comply.
Fay Gougakis, Center Ithaca, is concerned with Inlet Island. It’s a small island.
There is already too much traffic near Island Fitness, etc. As a cyclist, it is very
scary. This is a very sensitive area. Good care must be taken when developing
anything.
Alderperson Brock moved to close the public hearing; Alderperson Smith
seconded the motion. Carried unanimously.
3) Public Comment and Response from Committee Members
Fay Gougakis spoke on an accident that occurred at the entrance to the Green
Street Garage. The painting within the garage is of concern. She reco mmends
the walls within the garage remain white. Painting all over the City is becoming
hazardous.
Alderperson Brock stated that in future public hearings there should be given more
information on the agenda. She thanked Fay for her comments and agrees with
her concern regarding the artwork in the garage.
Chair Murtagh stated that will be another public information session on the TMPUD
later this month prior to the Common Council meeting. He further stated that what
the vote is tonight regarding the TMPUD is concept only. He also thanked Fay for
her comments and shares her concerns.
4) Updates, Announcements, Reports
a) Housing Strategy
The IURA is down one staff member, but when that person is hired their main
focus will be on this project. The hope is to start this project in the summer.
Approved at the
April 12, 2017 PEDC Meeting
Alderperson Brock would like to see guidelines to help developers through this
process. Applicants must know what needs to be completed . It would help to
make the project go smoothly.
b) Brewpub Legislation
There is still more fact finding being done. There are concerns with the silo
creating too much dust, bringing rodents, etc. A meeting will be set up with
Planning staff, Fire Chief Tom Parsons, and Zoning Administrator Gino
Leonardo.
5) Action Items (Voting to send onto Council)
a) Habitat for Humanity For-Sale Housing
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Lead Agency
Moved by Alderperson Brock; seconded by Alderperson Smith. Carried
unanimously.
WHEREAS, the City of Ithaca Common Council is considering the proposed sale
by the Ithaca Urban Renewal Agency of vacant property located at 402 S. Cayuga
Street, Ithaca, NY (tax map #93.-6-7) to Habitat for Humanity of Tompkins and
Cortland Counties, Inc., and
WHEREAS, the proposed sale of an approximately 8,000 square foot parcel of
land is an Unlisted action under the City Environmental Quality Review Ordinance
(CEQRO), 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 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, Common Council approval is required for sale of IURA -owned land;
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 vacant property
located at 402 S. Cayuga Street, Ithaca, New York.
Approved at the
April 12, 2017 PEDC Meeting
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Declaration of
Environmental Significance (Neg Dec)
Moved by Alderperson Gearhart; seconded by Alderperson Martell. Carried
unanimously.
WHEREAS, the City of Ithaca Common Council is considering the proposed sale
by the Ithaca Urban Renewal Agency of vacant property located at 402 S. Cayuga
Street, Ithaca, NY (tax map #93.-6-7) to Habitat for Humanity of Tompkins and
Cortland Counties, Inc., and
WHEREAS, the City of Ithaca Common Council declared itself Lead Agency for the
environmental review of this proposed action, and
WHEREAS, such proposed action for the transfer or sale of less than 2.5
contiguous acres of land is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQR”) and an Unlisted Action under
the State Environmental Quality Review Act (“SEQR”), both of which require
environmental review, and
WHEREAS, the Short Environmental Assessment Form (“SEAF”) and supporting
information has been provided to the City of Ithaca Conservation Advisory Council
for review of the proposed action and no comments have been received to date,
and
WHEREAS, the City of Ithaca Common Council, acting as Lead Agency for the
environmental review, has reviewed and accepted as adequate a Short
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 vacant IURA-owned property located at 402 S. Cayuga Street,
Ithaca, NY to Habitat for Humanity of Tompkins and Cortland Counties, Inc. 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.
Approved at the
April 12, 2017 PEDC Meeting
Conveyance of 402 S. Cayuga Street to Habitat for Humanity – Action
Moved by Alderperson Smith; seconded by Alderperson Gearhart.
Whereas, the Ithaca Urban Renewal Agency (IURA) is the owner of vacant real
property located at 402 South Cayuga Street (tax parcel # 93.-6-7), and
Whereas, Habitat for Humanity of Tompkins and Cortland Counties, Inc. (Habitat)
seeks to acquire 402 South Cayuga to develop new owner-occupied housing to be
sold to low-income homebuyers, and
Whereas, the IURA is authorized to dispose of property to a specific buyer at a
negotiated price if such buyer is designated as an eligible and qualified sponsor
(Sponsor) to carry out an urban renewal project pursuant to section 508 of General
Municipal Law and the sale is approved by Common Council following a public
hearing, and
Whereas, on January 26, 2017, the IURA designated Habitat as a “qualified and
eligible sponsor” eligible to acquire 402 S. Cayuga Street for the purpose of
undertaking an urban renewal project to develop affordable for-sale housing, and
Whereas, the IURA approved entering into a sales agreement for 402 S. Cayuga
Street property subject to Common Council approval and the following terms and
conditions:
Seller: Ithaca Urban Renewal Agency
Purchaser: Habitat for Humanity of Tompkins and Cortland Counties, Inc.
Sales price: $32,000.00
Outcome: Development of at least 2 new owner-occupied residences to be
sold to households earning no more than 80% of area median
income
Contingencies:
1. Design – Approval of final floor plans and exterior design plans to
reasonably maximize accessible design and ensure compatibility with
the neighborhood;
2. Project Financing – Submit proof of financing and equity sufficient to
construct the project;
3. Site Plan – Submit proof of site plan approval; and
4. Building Permit – Submit proof of issuance of a building permit
authorizing at least two dwelling units, and
Whereas, a public hearing notice was published in the February 18, 2017 edition of
the Ithaca Journal disclosing the essential terms of the proposed sale and a public
hearing was held on March 8, 2017, and
Approved at the
April 12, 2017 PEDC Meeting
Whereas, environmental review on the proposed action has been completed, now,
therefore be it
RESOLVED, that the City of Ithaca Common Council hereby approves the IURA-
proposed sales agreement of property located at 402 S. Cayuga Street to Habitat For
Humanity of Tompkins and Cortland Counties, Inc. for the purpose of developing
affordable for-sale housing.
b) Temporary Mandatory Planned Unit Development – 323 Taughannock
Blvd.
Alderperson Martell asked about the concerns stated by the landlord in attendance.
The project team said that they have talked with City officials regarding what would
need to be done to make this project work with the existing utilities or upgrading if
needed.
Consideration of Common Council Conditional Approval for 323 Taughannock Boulevard
Application for Temporary Mandatory Planned Unit Development (TMPUD) – Resolution
Moved by Alderperson Martell; seconded by Alderperson Brock. Carried unanimously.
1. WHEREAS, on March 2, 2016, the Common Council adopted legislation establishing a Temporary
Mandatory Planned Unit Development (TMPUD) for a period of 18 months in the Waterfront Study
Area, and
2. WHEREAS, on January 16, 2017, Rampart Real, LLC submitted a completed TMPUD application,
and
3. WHEREAS, the proposed project involves the subdivision of the parcel and the construction
of 8 attached townhomes and 8 parking spaces, on a .242 acre lot on Inlet Island, and
4. WHEREAS, in accordance with the adopted City process for consideration of a planned unit
development, the application was circulated to City boards and committees, as well as to the County
Planning Department, and
5. WHEREAS, a public information session, hosted by the applicant, was held on February 27, 2017,
and
6. WHEREAS, in accordance with the TMPUD adopted process, the meeting was advertised in the
Ithaca Journal, signs were posted on the property, and property owners within 500 feet were notified
by mail of the meeting, and
7. WHEREAS, a notice was posted in the Ithaca Journal on February 22, 2017, in order to advertise a
legal public hearing to be held on March 8, 2017, and
8. WHEREAS, after the public information session was held, it was discovered that while the meeting
had been advertised in the paper and to other local media with the correct information, the post cards
that were sent to property owners within 500 feet had an incorrect date listed, and
9. WHEREAS, Planning Department staff is working with the applicant to schedule and publicize a
second public information session to ensure that there is adequate opportunity for the public to
understand the proposed project, and
10. WHEREAS, the second public information session will be held prior to the Common Council meeting
to consider this project, and
Approved at the
April 12, 2017 PEDC Meeting
11. WHEREAS, the process for consideration of an application for a Planned Unit Development requires
that the applicant obtain an approval in concept from the Common Council prior to beginning the site
plan review process,
12. WHEREAS, the Common Council has reviewed all of the comments that were received and
discussed the proposal, and
13. WHEREAS, according to the City Comprehensive Plan future development in the waterfront area
should include mixed uses , including commercial and housing, and should maintain access to the
water, and
14. WHEREAS, the proposed project contains 16 residential housing units, 8 of which can be used as
either studio apartments or rental office space, and maintains public access to the water, now
therefore be it
1. RESOLVED, that the Common Council has reviewed the application for the Rampart Real, LLC
Inlet Island project and has determined that it does comply with the goals of the City
Comprehensive Plan, and therefore the Common Council does hereby grant an approval in
concept to Rampart Real, LLC, and be it further
2. RESOLVED, that by granting an approval in concept, the Common Council acknowledges that the
applicant is able to begin the site plan review process, despite any zoning-based deficiencies in the
application, and, be it further
3. RESOLVED, that this approval in concept is being granted on the condition that a second public
information session be held prior to the Common Council meeting to consider this project and
property owners within 500 feet of the project be notified prior to the meeting, and, be it further
4. RESOLVED, that the Common Council does hereby request that the City Planning Board update
the Common Council after each Planning Board meeting where this project is considered and to
request ongoing written comments from the Common Council, and be it further
5. RESOLVED, that if this project receives a negative declaration of environmental significance and
contingent site plan approval, the applicant will return to the Common Council for final
consideration of the adoption of the Planned Unit Development district.
6) Action Items (Voting to Circulate)
Moved by Alderperson Rob Gearhart; seconded by Alderperson Martell.
Carried Unanimously.
Site-Plan Review Ordinance Changes – Tree Preservation and Maintenance
The ordinance will be circulated for comment and brought back to this committee
next month.
7) Review and Approval of Minutes
a) February 2017
Moved by Alderperson Smith; seconded by Alderperson Gearhart. Passed
unanimously.
Approved at the
April 12, 2017 PEDC Meeting
8) Adjournment
Moved by Alderperson Gearhart; seconded by Alderperson Martell. Passed
unanimously. The meeting was adjourned at 7:10 p.m.