HomeMy WebLinkAboutMN-PLED-2018-07-11
Approved at the
August 8, 2018 PEDC Meeting
City of Ithaca
Planning & Economic Development Committee
Wednesday, July 11, 2018 – 6:00 p.m.
Common Council Chambers, City Hall, 108 East Green Street
Minutes
Committee Members Attending: Joseph (Seph) Murtagh, Chair; Cynthia Brock,
Donna Fleming, Stephen Smith, and Laura
Lewis
Committee Members Absent: None
Other Elected Officials Attending:
Staff Attending: JoAnn Cornish, Director, Planning and
Development Department; Jennifer Kusznir,
Senior Planner; Anisa Mendizabal, Ithaca
Urban Renewal Agency; and Deborah
Grunder, Executive Assistant
Others Attending: Julie Holcomb, City of Ithaca Clerk
Chair Seph Murtagh called the meeting to order at 6:00 p.m.
1) Call to Order/Agenda Review
2) Special Order of Business
a) Public Hearing – Property Sale of 402 S. Cayuga Street to INHS
Alderperson Lewis moved to open the public hearing; Alderperson Smith
seconded. Carried unanimously.
No one from the public spoke on this topic.
Alderperson Lewis moved to close the public hearing; Alderperson Smith
seconded. Carried Unanimously.
Approved at the
August 8, 2018 PEDC Meeting
b) Public Hearing – Amendments to the Waterfront Zoning Districts
Alderperson Lewis moved to open the public hearing; Alderperson Smith
seconded. Carried Unanimously
John Fuchs, 220 Cherry Street, spoke on the Cherry Street portion of the
Waterfront Zoning District. He is the prior owner of the widget Factory. He still
owns the property and would like to use it as his residence. He provided a map
of the area and suggested a change in the border language.
Alderperson Lewis moved to close the public hearing; Alderperson Smith
seconded. Carried Unanimously.
3) Public Comment
Fay Gougakis, 171 East State Street, responded to a comment made by
Cynthia Brock at the last Council meeting. Her (Gougakis’) concern was the
noise on the Commons, and did not appreciate the comment made by
Alderperson Brock. She found it very disrespectful. When the noise
professional came, we were able to make changes to the City with the
reduction of the noise. This was paid by tax payers’ money. We also paid for
the fountain and it’s not currently working.
Monika Roth, 111 Worth Street, works for Co-op Extension, she stated they
provide training for anyone wanting to raise chickens in the City. This process
is working well. There haven’t been an overabundance of questions or
concerns about the chickens. She did call the thirteen families who signed up,
but only eight families have started. It seems to be working well and doesn’t
think it’s a huge issue and would like the program to continue.
Amanda Zerilli, 117 Pearsall Place, would like to see the chicken program
continue. She was the first application to the program. Chickens are not
difficult to raise. Education is the key.
Theresa Alt, 206 Eddy Street. She stated her enjoyment to find that the CIITAP
is at 20% affordable housing. She would like to see this continue in the Green
Street project. She then spoke on the need for a municipal bank.
Sheryl Swink, 321 North Albany, does not like what she’s hearing about a
Northside moratorium. We need to be careful of infill development. We need
to focus on Stage! II of the comprehensive plan.
David Barham, 314 Cascadilla Street, spoke on infill housing. He owns
property in the City and works in the housing industry. He sees a real need for
infill housing.
Approved at the
August 8, 2018 PEDC Meeting
Chair Murtagh responded on the Northside moratorium. This idea is very
different than the moratorium on South Hill. He agrees with Sheryl Swink about
looking at the Comprehensive Plan.
Alderperson Brock thanked all who spoke. We are a City that is overflowing.
She spoke to Fuchs who wants a residential use in an industrial zone; to Fay
Gougakis who wants less noise and changing the hours for food trucks on the
Commons, and the fact that single-family, owner occupied homes are being
sold and turned into duplexes, etc. The loss of owner-occupied property is
dwindling. How are we going to balance these things?
Alderperson Lewis also thanked all who spoke. She agrees with the loss of the
owner-occupied properties, but also sees the need for tenant housing. Some
cannot afford to own, but are responsible members of the society.
4) Announcements, Updates, and Reports
Chair Murtagh stated that a few council members will be out for the August
Council meeting. There is talk that the meeting might not happen.
5) Discussion
a) Chicken Ordinance
Julie Holcomb reported on how the current pilot program is going. Thirteen
applications were approved; eight actually followed through. There has been
only one compliant of odor which could be brought on by the hot weather.
Monika Roth responded to the property. W hen she visited, there was no odor.
The amount of square feet needed to raise chickens may be the reason why
people haven’t come forward, but raise chickens anyway.
Alderperson Smith suggested that maybe we should change the square footage
and base it solely on the setbacks of the property.
Julie Holcomb stated with one compliant, the legislation wasn’t very clear as to
what to do. The Police Department didn’t know if they were to go to the offender,
etc.
Julie Holcomb further stated the City doesn’t have the means to really enforce
the policy as it should.
Chair Murtagh stated he would be comfortable extending the program.
Holcomb stated it’s not an urgent matter to decide on since the program already
ended in May 2018.
Approved at the
August 8, 2018 PEDC Meeting
JoAnn Cornish would like to have an opportunity to review it as to the setbacks,
etc.
It was decided to pass this on to Community Life Commission.
PLEASE TAKE NOTICE that the Common Council of the City of Ithaca, New York, at a
Regular Meeting on June 1, 2016 adopted the following ordinance:
ORDINANCE NO. 2016-13
BE IT ORDAINED AND ENACTED by the Common Council of the City of Ithaca as
follows:
Section 1. Findings of Fact. The Common Council finds that backyard chickens, if
properly maintained, can prove a positive initiative for the City, promoting food
sustainability, increasing animal welfare and providing fresh eggs free from pesticides
and chemicals, without presenting a nuisance to neighboring residents or properties.
Section 2. Amendments to Section 164-2(B).
Section 164-2(B) shall be amended to read as follows:
Exception. This section shall not apply to the keeping of chickens to the extent
authorized by Article III of this Chapter, nor to any educational, scientific or research
institution maintaining, with adequate safeguards as to public health, safety, comfort
and convenience, any animals or other creatures for scientific, medical or other
research purposes.
Section 3. Amendments to Section 164-4
Section 164-4 shall be amended to read as follows:
Except as provided in the Agriculture and Markets Law, a violation of this article
constitutes a civil offense punishable in accordance with § 1-1 of the City of Ithaca
Municipal Code except that the unlawful keeping of chickens in the City shall be
punishable as follows:
(a) $250 for the first violation:
(b) $500 for the second violation: and
(c) $750 for the third or subsequent violation.
These penalties shall be in addition to any other penalties provided by law.
Section 4. Creation of Article IV to Chapter 164
An Article IV of Chapter 164 is hereby created as follows:
Article IV: Backyard Chickens
164-21: Definitions
Approved at the
August 8, 2018 PEDC Meeting
Lot: As defined in section C-73(C)(1) of the City Charter.
Lot Square Footage: As defined in section C-73(C)(1) of the City Charter.
Property Class Code: As defined in section C-73(C)(1) of the City Charter.
Rear Yard: As defined in section 325-3 of the City Code.
164-22 Backyard Chickens
The prohibition against keeping chickens in this Chapter shall, during a two-year pilot
program that shall expire on May 1, 2018, not apply to up to twenty pilot applicants
approved for the keeping of up to four female chickens (hens) per 3,000 Square Foot
Lot while the animals are kept in such a manner that all requirements of this Article are
satisfied.
164-23: Requirements for Keeping Chickens
A. Chickens may only be kept on those Lots with a Property Class Code of 210,
215, 220, 240, 250, or substantially identical successor designations.
B. Chickens may only be kept on those Lots possessing a Lot Square Footage of
not less than 3,000 square feet.
C. No chicken facility or any structure that houses chickens or any fenced pen area,
either temporarily or permanently, shall be located within any of the following
prohibited areas:
1. Within the setback requirements of the zone in which it is located;
2. Within twenty feet of any adjacent Lot’s residential principal structure or
accessory structure that contains a residential unit, or within five feet of
any principal structure on the Lot housing the chickens; and
3. Within five feet from any abutting residential property line, unless the
adjacent owner agrees in writing to a lesser setback.
D. Chickens may only be kept by a domiciliary of a dwelling unit located on the Lot
on which the chickens are kept.
E. Chickens must be kept in and confined in a properly designed and constructed
coop or chicken house, or a fenced and covered enclosure that is at least 4
square feet per chicken in size, which additionally includes a run. Each covered
coop and run combined shall be located in, and shall not cover more than 50%
of, the Rear Yard of the Lot.
F. It shall be unlawful for any person to allow hens to run at large upon the streets,
alleys or other public places of the City, or upon the property of any other person.
G. During daylight hours the adult chickens shall have access to the chicken coop
and, weather permitting, shall have access to an outdoor enclosure on the
subject property, adequately fenced to contain the chickens and to prevent
access to the chickens by dogs and other predators.
H. Chicken feed must be in rodent resistant and weather proof containers.
I. A chicken coop, and the premises where the chicken coop is located, shall be
maintained in a condition such that the facility or chickens do not produce noise
or odor that creates a nuisance for adjoining Lots and the responsible domiciliary
and the owner shall remove any odorous or unsanitary condition. The Lot owner
shall be responsible for the repair on any adjoining Lot of any damage caused by
Approved at the
August 8, 2018 PEDC Meeting
the chickens, including but not limited to damage to dwellings, structures and
yards, and shall be responsible for any unsafe condition.
J. The person keeping the chickens shall abide by all Solid Waste Storage and
Collection standards of the City's Exterior Property Maintenance Code, §331-7.
K. Roosters and Guinea Fowl are expressly prohibited, regardless of the age or
maturity of the bird.
L. Pilot registration pursuant to Section 164-24 is required for the keeping of
chickens.
M. Approved pilot registrants must complete a seminar regarding the care of
chickens in an urban environment from the Cornell Cooperative Extension Office,
or similarly qualified organization acceptable to the Clerk’s Office.
164-24: Pilot Registration Process and Parameters.
A. No more than twenty pilot registrations for the keeping of chickens shall be
approved under this Article IV.
B. Registration shall take place at the City of Ithaca Clerk’s Office upon
submission of a $35 registration fee, and verification of a completed
chicken-keeping seminar.
C. The City Clerk and Police Department shall, at least three months prior to
the expiration of the pilot program, report to a Committee of the Common
Council on the status of the pilot program.
D. Should the pilot program not be extended after the two-year period,
Cornell Cooperative Extension Office may help rehome the hens in the
program.
E. The City Clerk may revoke registration for a specific site via written notice
to the property owner when the City Clerk or designee finds, at his or her
sole discretion, that any requirements of this Article are not met, a
rebuttable presumption of which shall be created by (a) a record of three
or more complaints to the Ithaca Police Department about a specific site’s
chickens, (b) on the recommendation of Cornell Cooperative Extension, or
(c) on the recommendation of the Ithaca Police Department. Upon
revocation, the City Clerk shall notify the owner in writing of the same, in
compliance with sub-section 164-25, and if the revocation stands, the
owner must remove the hens from the property in coordination with such
assistance as may be available from the Cornell Cooperative Extension
Office, who may assist with rehoming them.
164-25: Remedies Not Exclusive.
The remedies provided by this Article are cumulative and not mutually exclusive and are
in addition to any other rights, remedies, and penalties available to the City under any
other provision of law.
A. Any chickens that are not kept as required in this Article shall be deemed a public
nuisance and the owner or custodian shall be given thirty days to rectify the
conditions creating the public nuisance. In any case in which the City intends to
correct a violation of this chapter, including removing and confiscating any chickens
present, and then bill the property owner for the correction of the violation, the City
Clerk or his/her designee shall notify the registrant and the owner of the property
Approved at the
August 8, 2018 PEDC Meeting
and, where relevant, the registered agent who has assumed responsibility as
outlined in § 178-5 of this Code, in writing, of any violation of this chapter.
B. Any notice required by this section shall be served in person or by mail to the
address on the registration form and the address appearing on the City tax roll,
requiring such person, within a time specified in such notice but in no event less
than thirty days from the service or mailing thereof, to comply with this chapter and
to abate the nuisance and, as appropriate, to remove the chickens. Such notice
shall also state that the property owner may contest the finding of the City Clerk by
making a written request to have a hearing on the matter held at the next regularly
scheduled meeting of the Board of Public Works.
C. Any request for such a hearing must be mailed and postmarked or personally
delivered to the City Clerk within fourteen days of the service or mailing of notice,
and any such written request for a hearing shall automatically stay further
enforcement concerning the alleged violation pending such hearing. The decision of
the Board of Public Works, by majority vote, shall be binding, subject to any further
judicial review available to either the City or the property owner.
D. Upon the failure of a registrant or property owner to comply with the notice of
violation of this chapter (or, alternatively, to request a hearing as aforesaid within the
time limit stated in such notice, or upon a Board of Public Works’ determination,
after such a hearing, that a violation exists), the City Clerk shall refer the matter, by
memorandum, to the Superintendent of Public Works, who shall cause such
premises to be put in such condition as will comply and shall charge the cost thereof
to the owner of said premises, including a charge of 50% for supervision and
administration. The minimum charge to the property owner for such work shall be
$50.
E. The City Chamberlain shall promptly present to the owner of any parcel so corrected
a bill rendered for such services, as certified by the Superintendent of Public Works.
If not paid within 30 days, the cost thereof shall be assessed against the property,
added to its tax and become a lien thereon, collectible in the same manner as
delinquent City taxes. Appeals from this section shall only be permitted if written
notice of appeal is received by the Ithaca City Clerk within 45 days after the mailing
of the bill from the Chamberlain, and such appeals shall be taken to the Board of
Public Works.
Section 5. Severability. Severability is intended throughout and within the provisions of
this Ordinance. 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 Ordinanc e.
Section 6. Effective Date. This ordinance shall take effect immediately upon
publication as provided for in the City Charter.
Publish Date June 8, 2016
Approved at the
August 8, 2018 PEDC Meeting
6) Action Items (Voting to send onto Council)
a) Property Sale of 402 S. Cayuga Street to INHS
Approval of Sale of Property at 402 S. Cayuga Street to Ithaca Neighborhood Housing Services
Alderperson Smith moved the resolution; seconded by Alderperson Lewis. Carried
Unanimously.
Four units. Two affordable; two a 100% AMI. All part of the land trust.
WHEREAS, the Ithaca Urban Renewal Agency (IURA) is the owner of vacant real property
located at 402 S. Cayuga Street (tax parcel # 93.-6-7), and
WHEREAS, Ithaca Neighborhood Housing Services, Inc. (INHS) seeks to acquire 402 S. Cayuga
Street to develop new owner-occupied town homes , at least two of which will be affordable 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 June 29, 2018, the IURA designated INHS 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 s ubject Common
Council approval and the following terms and conditions:
Seller: Ithaca Urban Renewal Agency
Purchaser: INHS, Inc.
Sales price: $30,000.00
Outcome: Development of at least 2 new owner -occupied residences to be sold to
households earning no more than 80% of area median income Conditions for
Conveyance:
1. Site Plan – Submit proof of site plan approval; and
2. 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 June 30, 2018 edition of the Ithaca Journal
disclosing the essential terms of the proposed sale and a public hearing was held on July 11, 2018,
and
WHEREAS, environmental review on the proposed action to convey the property at 402 S. Cayuga
Street for home-ownership housing was completed on April 5, 2017, now, therefore be it
Approved at the
August 8, 2018 PEDC Meeting
RESOLVED, that the City of Ithaca Common Council hereby approves the IURA-proposed sales
agreement of property located at 402 S. Cayuga Street to Ithaca Neighborhood Housing Services,
Inc. for the purpose of developing at least two affordable for-sale housing units.
b) Amendments to the Waterfront Zoning Districts
Moved by Alderperson Smith; seconded by Alderperson. Carried unanimously.
JoAnn Cornish explained why the boundary decision was made. It was decided that
this particular area would remain solely industrial.
If we made the exception for Fuchs property, it would be looked at as “spot” zoning.
PLANNING COMMITTEE:
An Ordinance Amending the Municipal Code of the City Of Ithaca, Chapter 325,
Entitled “Zoning” To Make Minor Corrections to the Waterfront Zoning
Districts
ORDINANCE NO. ____
1. WHEREAS, on August 2, 2017, the Common Council established four new zoning districts for the
Waterfront Study Area, the Newman, the Market, The West End/Waterfront, and the Cherry Street
Districts, , the boundaries of which are shown on the map entitled Waterfront Study Area -7/11/2018, and
2. WHEREAS, several items have been identified as minor changes t o the waterfront districts that could
improve the implementation of the zoning and allow for the type of development that was anticipated
when the zoning was adopted, and several minor corrections to the existing code that reference zones that
no longer exist have also been identified, and now therefore tt
BE IT NOW ORDAINED AND ENACTED by the Common Council of the City of Ithaca
that Chapter 325 of the City Code be amended as follows:
Section 1. Chapter 325-3B of the Municipal Code of the City of Ithaca,
entitled “Definitions and Word Usage”, is hereby amended to add the following
new definitions:
BUSINESS OR PROFESSIONAL OFFICE - Offices where services are
provided that require specialized training or professional
certification including but not limited to accountant, appraiser,
attorney, architect, engineer, surveyor, stockbroker, physician,
dentist, chiropractor, massage therapist, psychologist, and
optometrist.
Section 2. The following sections of the City Code are no longer relevant
and hereby deleted in entirety:
Section 325-16E
Section 325-28,
Section 325-20D(3)(a)
Approved at the
August 8, 2018 PEDC Meeting
Section 3. Section 325-26 of the Municipal Code of the City of Ithaca,
entitled “New structures along streams or inlets”, is hereby amended
to read as follows:
No new structure shall be located nearer than 20 feet to an inlet wall or to the bank of an inlet
channel or stream, measured at an average water level, except for those structures directly
connected with marine or public or commercial recreation activities. (See illustration below.)
Properties located within the Waterfront Study Area are exempt from this requirement.
Section 4. Section 325-29.1D of the Municipal Code of the City of Ithaca,
should be replaced with the following language:
325-29.1 D. Location.
(1) Adult uses may only be located within the Adult Use Overlay Zone, as shown on the Official
City Zoning Map.
Section 5. Section 325-8 of the Municipal Code of the City of Ithaca,
entitled District Regulations, is hereby amended in order to change the
minimum building height in the Newman, Market, Cherry Street, and West
End/Waterfront Districts to read as follows:
MINIMUM BUILDING HEIGHT
For Water Dependent Uses there is no minimum building height. For any non-water
dependent uses, buildings must be a minimum of 2 stories in height. The first story of
any new structure must be 12-15 feet in height, measured floor to floor. Each
additional story must be 10-12 feet in height, measured from floor to floor. In
buildings with a pitched roof, a top story contained within the pitched roof shall
be exempt from this requirement. Accessory structures of less than 250 SF may be 1
story. As an exception, any increase in first floor elevation, as required to comply
with flood plain regulations, can be included in the first story minimum height
requirement, however the first floor should not be less than 10 feet in height measured
floor to floor.
Section 7. Section 325-8 of the Municipal Code of the City of Ithaca,
entitled District Regulations, is hereby amended in order to add “Garage,
Public Repair” as an allowable primary use in the Cherry Street Zoning
District.
Section 8. The City Planning and Development Board, the City
Clerk and the Planning Department shall amend the district
Deleted: waterfront zoning district
Approved at the
August 8, 2018 PEDC Meeting
regulations chart in accordance with the amendments made
herewith.
Section 9. Severability. Severability is intended throughout and within the
provisions of this local law. If any section, subsection, sentence, clause,
phrase or portion of this local law is held to be invalid or unconstitutional
by a court of competent jurisdiction, then that decision shall not affect the
validity of the remaining portion.
Section 10. Effective date. This ordinance shall take effect immediately and
in accordance with law upon publication of notices as provided in the Ithaca
City Charter.
7) Review and Approval of Minutes
a) June 2018
Moved by Alderperson Smith; seconded by Alderperson Brock. Carried
unanimously as amended.
8) Adjournment
Moved by Alderperson Lewis; seconded by Alderperson Brock. Carried
unanimously. The meeting was adjourned at 7:12 p.m.