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FEBRUARY 11th 2026
COMMITTEE OF THE WHOLE MEETING- SESSION A
AGENDA
Date: Wednesday February 11, 2026
Time: 6:00 PM
Location: 108 E Green Street Council Chambers 3rd Floor
Watch Online: https://www.youtube.com/@CityofIthacaPublicMeetings
1. Call To Order
1.1. Emergency Evacuation Notice
1.2. Agenda Review
2. Agenda Review
2.1. January 14th, 2026 COW-A Meeting Minutes
3. Special Presentation
3.1. Bonadio Presentation
4. Department Overview
4.1. Planning & Development Dept Overview
4.2. Ithaca Police Dept Overview
4.3. Ithaca Fire Department Overview
5. Housing
5.1. Housing Strategies
5.2. STR Updates
6. Economic & Community Development
6.1. Proposed Expansion of the Planned Unit Development Overlay District
7. Sustainability, Adaptability, and Resilience
7.1. Bond Authorization for "Green Hydrogen as a Non-Wires Alternative" Project
7.2. Climate Action Plan/Intro to IGND
8. Human Services & Quality of Life
9. Meeting Wrap-Up
No Public Comments
Not all meetings include a Public Comment segment. The City of Ithaca wants to hear from
you and encourages community members to share comments with the Common Council using
the option below.
To Submit Written Comments please use the link below.
Public Comment Form
Written comments submitted will be compiled and entered into the record.
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CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-6590
City Manager's Office
Shaniqua Lewis, Deputy City Clerk
MEMORANDUM
TO: COMMITTEE OF THE WHOLE MEETING A
FROM: Acting City Manager, Dominick Recckio
DATE: February 11, 2026
RE: Bonadio Presentation
ITEM #: 3.1
The Bonadio Group is continuing to work with the City to review and improve financial systems
and reporting. Representatives will be present at the February 11 Common Council meeting to
share a high-level update and to hear Council’s questions, concerns, and priorities.
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CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-6590
Planning and Development
Shaniqua Lewis, Deputy City Clerk
MEMORANDUM
TO: COMMITTEE OF THE WHOLE MEETING A
FROM: Planning Department
DATE: February 11, 2026
RE: STR Updates
ITEM #: 5.2
ATTACHMENTS:
STR Year 1 Review Memo.pdf
STR Year 1 Review.pdf
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M E M O R A N D U M
Date: February 4, 2026
To: Common Council
From: Maura Baldiga, Senior Planner and Megan Wilson, Deputy Director of Planning and Development
RE: Short-Term Rentals in the City of Ithaca: Year One Review
EXECUTIVE SUMMARY
The City of Ithaca passed a short-term rental ordinance on May 1, 2024. Since that time, staff has worked to
educate the public regarding the ordinance, as well as to implement and enforce the new regulations. The
attached document “Short-Term Rentals in the City of Ithaca: Year One Review” serves to update Council on the
City’s short-term rental program one year after permits were made available and six months after the start of
full implementation.
PROJECT HISTORY, BACKGROUND, & ANALYSIS
See attached document, “Short-Term Rentals in the City of Ithaca: Year One Review.”
POLICY ALIGNMENT STATEMENT
The short-term rental policy aligns with the Council’s Housing goals. A primary objective of the short-term rental
ordinance was to preserve housing affordability and availability in the long-term rental and homeownership
markets.
QUESTIONS FOR COUNCIL
Staff will attend the February 11, 2026 meeting to address any questions from Common Council.
BUDGET IMPLICATIONS & FUNDING
No current budget implications or funding needs. Common Council should note that staff are still working to
fully implement the initial short-term rental policy. Any significant changes to the policy will require additional
staff time and resources.
PUBLIC FEEDBACK
See attached document, “Short-Term Rentals in the City of Ithaca: Year One Review.”
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NEXT STEPS
Staff recommend a full year of implementation (full enforcement of the policy started in June 2025) before
changes to the Short-Term Rental Policy are considered.
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Short-Term Rentals in the City of Ithaca:
Year One Review
February 4, 2026
The City of Ithaca passed a short-term rental ordinance on May 1, 2024. Since that time, staff have
worked to educate the public regarding the ordinance, as well as to implement and enforce the
ordinance. This document updates Council on the City’s short-term rental program one year after
permits were made available and six months after the start of full implementation.
Policy Objectives
The intent of the City of Ithaca short-term rental ordinance is to regulate short-term rentals to:
1. Preserve housing affordability and availability in the long-term rental and homeownership
markets.
2. Permit owners and long-term leaseholders to generate additional income from their
properties.
3. Balance the potential positive and negative impacts of short-term rentals:
a. Protect the health and safety of guests staying in short-term rentals.
b. Increase lodging supply during peak demand periods.
c. Ensure compliance with the City's hotel occupancy tax.
d. Reduce the negative impacts of short-term rentals on neighbors.
Timeline of Policy Development and Enforcement
Table 1. Timeline of Policy Development and Enforcement
May 1, 2024 Short-Term Rental Ordinance enacted
December 2024 First education letter sent to all STR properties
January 2025 STR operating permit applications available online
February 2025 First STR operating permits issued
March 2025 Second education letter sent to non-compliant properties
June 1, 2025 Full enforcement began
January 2026 First STR operating permit renewals issued
Year 1 Data Snapshot
Short-Term Rentals*
- Operating in the City: 115
- Operating with a permit: 78
- Operating with no permit: 37 (some properties in process of getting a permit)
Permits*
- Permits issued: 87
- Permits pending approval: 14 (Most of these permits are working through the Certificate of
Compliance inspection process.)
Mean nightly rate for all permitted STRs: $247**
*As of February 4, 2026
**As of January 7, 2026
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Short-Term Rental Application Process
The table below outlines the required documentation that hosts must provide to get a Short-Term Rental
Operating Permit.
Table 2. STR Application Process
Documentation Approximate cost Duration Preexisting or new requirement
Valid Certificate Single-family home: $100 Five years for a Preexisting: Both NY State and the
of Compliance Two-family home: $175 single-family City of Ithaca have long required a
(CoC) Multiple dwellings: varies home or duplex CoC to operate a rental property.
Total amount varies
depending on the number
of violations. The cost of
necessary repairs is not
part of the fee and is the
sole responsibility of the
property owner.
Proof of No cost Submitted New
Residency annually with STR
permit application
City Hotel Tax No cost to register – but Valid until sale of Preexisting: Short term rental
Registration operators must remit City property operators have been required to
(Certificate of room tax register and remit City room tax
Authority) since Council adopted Local law
2021-05 in 2021.
STR Annual $400 (adjusted annually, One year New: Fee intended to offset
Operating Permit if needed) administration of the program
Proof of Five percent of the nightly Must submit Preexisting: Short term rental
Occupancy Tax rate charged for stays quarterly operators have been required to
payment register and remit City room tax
since Council adopted Local law
2021-05 in 2021.
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How Well Is the Ordinance Meeting the Intended Policy Aims
Policy Aim #1: Preserve housing affordability and availability in the long-term rental and
homeownership markets.
Since May 2024, the number of short-term rental units in the city has decreased dramatically. There
were roughly 380 short-term rental units in the City in May of 2024. As of today, there are roughly 115
short-term rental units. Anecdotal evidence suggests that many of these short-term rentals are now
long-term housing.
Short-term rentals remain more profitable than long-term rentals. While long-term rentals may not
be the most profitable use of a unit, shifting units from short-term to long-term rentals meets the
goal of preserving housing affordability and availability in the long-term housing market.
Policy Aim #2: Permit hosts to generate additional income from their properties.
Short-term rental permits are only issued for units on the same property as a host’s primary
residence. Therefore, each short-term rental permit allows a host to generate income that they could
use to defray the cost of their primary residence. Staff have heard many times that short-term rental
operations are important to residents’ ability to cover the cost of housing, including taxes.
The City has issued 87 permits and currently has 78 short-term rentals operating with a permit. An
additional 14 permits are pending and are expected to be issued. Therefore, roughly 100 hosts will
soon be able to defray the cost of their primary residence through operating a legal short-term rental.
Policy Aim #3: Balance the potential positive and negative impacts of short-term rentals.
Regarding Policy Aim #3, two areas of success stand out.
Health and Safety of Guests: The City’s housing and electrical inspectors report that
inspections of short-term rentals have found critical health and safety violations in rental
units. It is important that these violations are addressed to ensure the wellbeing of short-
term rental guests. Many of the units operating as short-term rentals in the City had never
been inspected prior to the short-term rental operating permit process.
City Hotel Occupancy Tax Compliance: Prior to the short-term rental operating permit
process, the City estimated that roughly 5% of short-term rental operators paid the required
City Room Occupancy Tax. The new STR permit process will ensure that all short-term rental
operators pay the City quarterly room occupancy taxes. This compliance will increase the
City’s revenue and ensure that hosts are equitably paying the required taxes.
The City has less-clear data related to the final two goals of the policy: increase lodging supply during
peak demand periods and reduce the negative impacts of short-term rentals on neighbors. Short-
term rentals certainly provide additional lodging options for guests. However, the short-term rental
policy overall decreased the number of short-term rentals available in the City. The City does not
have a long history of complaints related to short-term rentals and this has continued under the new
policy. The City currently offers a 24/7 short-term rental hotline. The City has not received any
complaints through this hotline.
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Major Areas of Feedback
City staff and Common Council have received extensive feedback from the community on the short-
term rental ordinance and its first year of implementation. Below, staff describe major themes that
emerged from the feedback.
Common Council should note that staff are still working to fully implement the initial short-term
rental policy. Any significant changes to the policy will require additional staff time and resources.
Inspections and Related Costs
All rental housing, whether long- or short-term, must maintain a Certificate of Compliance ensuring
that it meets the minimum standards for health and safety as detailed in the City’s Housing
Standards Code. This is not a new requirement; however, the majority of short-term rental operators
in the city were either unaware of this requirement or chose to ignore it prior to the new regulations.
The law does not target specific types of owners; it applies the same housing standards to all rental
housing.
Most of the short-term rental housing in the City did not have a valid Certificate of Compliance prior
to the implementation of the new regulations. Short-term rental monitoring has enabled City staff to
identify units that hosts were renting illegally and to work with property owners to bring dwellings into
compliance with state and local housing standards.
Housing inspections can be challenging for property owners who did not formerly comply with the
Housing Code. While many inspections result in the discovery of minor violations that are
inexpensive to correct, serious violations that pose safety concerns for both tenants and property
owners are also found including: lack of fire or carbon monoxide detectors; severe electrical
deficiencies that would likely lead to fire; improper venting of furnaces and carbon monoxide leaks;
and sealed or blocked egress doors and windows.
Taxes and Costs to Operate Short-Term Rentals
Short-term rental hosts are subject to various taxes and fees.
Table 3. Short-Term Rental Fees and Taxes
Taxes
City of Ithaca Room Occupancy Tax 5% (on nightly rate)
Tompkins County Room Occupancy Tax 5% (on nightly rate)
State and Local Sales Tax 8% (on total cost of stay, including cleaning fees etc.)
Fees
City Operating Permit Fee $400 (annually)
Tompkins County Certificate of Authority $125 (every two years)
Fee
Inspection Fees Single-family home: $100
Two-family home: $175
Multiple dwellings: varies
Total cost of inspection varies depending on number
of violations and cost to fix violations.
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The City chose to include short-term rentals when it passed the City’s Room Occupancy Local Law
in 2021, Local Law 2021-05. Many hosts were not remitting the City’s Room Occupancy Tax prior to
the STR permit process. The new permitting process identifies hosts that should be paying room
occupancy taxes on short-term rentals and holds them accountable. Therefore, many hosts have
felt both the taxes and permit fees as recently imposed additional burdens.
Additionally, many hosts were frustrated that the room tax funds the City’s Conference Center.
Short-term rental hosts report that their guests are rarely associated with the Conference Center.
Therefore, they don’t find that the room tax they pay is benefiting their business in return. Host
articulated that they would prefer that the room taxes be used to support programs that could benefit
short-term rental hosts. The fact that the room tax funds the Conference Center is specified in the
City’s local law.
Expanding the Types of Properties that are Eligible for Short-Term Rentals
The chart below details the types of buildings that hosts can short-term rent.
Table 4. STR by Type of Building
Types of Building Short-Term Rental Eligibility
Single-family home Owner or renter can rent out the unit
Two-family home Owner can rent out both units
Tenant can only rent out the unit they live in
Multiple dwelling Owner can rent out the unit they live in
(three units in one building Tenants cannot rent out any unit
or larger)
Currently, a primary-resident owner who lives in a two-family home can rent out both units in the
two-family as short-term rentals. However, if a primary-resident owner lives in a three-unit building,
they could only rent out the unit that they live in.
The policy was developed to balance the competing goals of enabling residents to short-term rent to
defray their cost of housing and maintaining housing affordability and availability.
We have heard from owners of apartment buildings, for example 3- or 4-unit buildings, that they
would like to be able to live in one unit on their property and rent out all the other units as short-term
rentals. This would increase that owner’s earnings but would remove additional units from the long-
term housing market.
Seasonal Permits
As the City was developing the short-term rental policy in 2024, staff explored options for allowing
short-term rentals on properties that are not the hosts’ primary residences. Staff explored seasonal
permits, as well as permits for a maximum number of days per year. Staff did not recommend
allowing non-primary residences to be used as short-term rentals. Staff continue to recommend that
short-term rentals are only allowed on the same property as a host’s primary residence. This
recommendation is based on the fact that (1) limiting short-term rentals by season or by a specific
number of days per year is unenforceable and (2) this type of short-term rental does not meet the
City’s two primary short-term rental objectives.
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Next Steps
Staff recommend a full year of implementation (full enforcement of the policy started in June 2026)
before Common Council proposes any changes to the Short-Term Rental Policy.
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CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-6590
Planning and Development
Shaniqua Lewis, Deputy City Clerk
MEMORANDUM
TO: COMMITTEE OF THE WHOLE MEETING A
FROM: Lisa Nicholas, Director of Planning and Development
DATE: February 11, 2026
RE: Proposed Expansion of the Planned Unit Development Overlay District
ITEM #: 6.1
This is a proposal to expand the boundary of the PUDOD City-wide
ATTACHMENTS:
REVISEDCouncil PUD Expansion Memo- Mayor Response.pdf
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M E M O R A N D U M
Date: February 4, 2026
To: Common Council
From: Lisa Nicholas, Director of Planning & Development & Maura Baliga, Senior Planner
RE: Proposal to Expand the Boundary of the Planned Unit Development Overlay District (PUDOD) Citywide
EXECUTIVE SUMMARY
Planned Unit Development (PUD) is a floating/overlay zone that allows for more creative use of land than is
permitted under current zoning, provided that a project has long-term community benefits and is compatible
with the City’s comprehensive plan. Currently, PUDs are restricted to the City’s Planned Unit Development
Overlay District (PUDOD). City-wide expansion of the PUD overlay creates the opportunity for more progressive
zoning while a lengthier comprehensive rewrite is underway. The City’s website has additional information on
PUDs and the application process.
PROJECT HISTORY, BACKGROUND, & ANALYSIS
Common Council adopted PUD legislation in 2014 and has since expanded the boundary of the PUDOD to
include the waterfront districts and properties at the base of West Hill (map of current PUDOD boundaries).
The creation of a PUD is a legislative process at the sole discretion of Council and results in a unique zoning
district with defined area and use requirements. Staff presented an overview of the process and existing PUDs
in February 2025 to Common Council: Planned Unit Development Common Council Presentation. The
presentation’s slides provide additional detail.
PUDs are brought forward by a developer for a specific project, and Council can approve, deny or amend the
proposal. Like all zoning changes, Council decision regarding a PUD is guided by community input,
conformance with the comprehensive plan, compatibility with adjacent development, environmental
concerns, and many other factors to ensure that the benefit of the new zoning proposal is balanced with other
community needs and potential impacts.
Expansion of the PUDOD can allow for more progressive zoning (such as the removal of parking requirements,
smaller lot sizes, additional density for middle housing, etc.), on a project-by project basis while the lengthier
comprehensive zoning rewrite process is underway.
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POLICY ALIGNMENT STATEMENT
The proposal aligns with Council’s housing goals. Expanding the PUDOD boundary creates the opportunity for
increased housing production by removing potential zoning barriers and could be an effective tool for
advancing zoning concepts while the comprehensive rewrite is underway.
MAYORAL RESPONSE TO POLICY ALIGNMENT STATEMENT
Pursuant to section C-11 of the Ithaca City Charter and Common Council Resolution 5.1 dated September 17,
2025, the Mayor shall review Policy Alignment Statements for completeness and provide commentary on
alignment for Council consideration.
This proposal is squarely aligned with the City’s housing vision and the priorities I laid out in my 2026 State of
the City Address. Ithaca cannot meet its housing obligations through incremental change alone. We must use
every available tool to unlock housing production now, while the comprehensive zoning rewrite is underway,
and ensure that growth advances affordability, sustainability, and neighborhood vitality.
Expanding the PUDOD boundary is a pragmatic, near-term intervention that reduces structural zoning
barriers, accelerates housing delivery, and allows the City to pilot zoning concepts consistent with our long-
term reform goals. It directly supports our commitment to ensure every Ithacan has access to safe, affordable,
and dignified housing, while enabling smart, sustainable growth that strengthens our neighborhoods and local
economy.
This action advances the City’s strategic housing goals by creating capacity for additional units needed to
reach our target of 4,300 new homes by 2030, including deeply affordable and ownership opportunities; by
expanding supply to relieve upward pressure on rents and reduce housing cost burden, particularly for low-
and moderate-income households; and by supporting the broader Housing First strategy through increased
feasibility for permanent and supportive housing development.
QUESTIONS FOR COUNCIL
Should the PUDOD be expanded citywide?
BUDGET IMPLICATIONS & FUNDING
Changing the PUDOD boundary has no budget or funding implications.
PUBLIC FEEDBACK
Planning staff will circulate the proposal for comments during the month of March.
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NEXT STEPS
The next steps are to circulate the proposal for comments and conduct any other public outreach that Council
deems necessary. Staff will schedule a public hearing for the April 1, 2026 meeting and return with compiled
comments and adoption documents.
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CITY OF ITHACA
108 East Green Street, Ithaca, New York 14850-6590
Planning & Economic Development
Christine Ibert,
MEMORANDUM
TO: COMMITTEE OF THE WHOLE MEETING A
FROM: Rebecca Evans
DATE: February 11, 2026
RE: Bond Authorization for "Green Hydrogen as a Non-Wires Alternative" Project
ITEM #: 7.1
This resolution increases capital project #938 to $1,000,000. Additional funds will be derived
from the issuance of $474,000 in municipal bonds to be reimbursed by the Department of
Energy, as described and planned for in the 2024 capital project resolution and authorization.
ATTACHMENTS:
H2_2026_Capital_Project_Rebecca_Evans.pdf
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Authorization for the Issuance of $474,000 Bonds of the City of Ithaca to Support “Green
Hydrogen as a Non-Wires Alternative Pilot” Project Funded by Congressionally Directed
Spending
Whereas, the City of Ithaca has demonstrated its desire and commitment to be a leader in
sustainability and social equity, as exemplified by the adoption of the Ithaca Green New Deal;
and
Whereas, the Ithaca Green New Deal resolution was adopted unanimously in June 2019
included a goal of community-wide carbon neutrality by 2030; and
Whereas, in 2021, sustainability staff applied for Congressionally Directed Spending from
Senate Majority Leader Chuck Schumer’s office to support a “Green hydrogen as a non-wires
alternative pilot project”, which the Senator awarded $1,000,000; and
Whereas, in March 2024 the City of Ithaca Common Council approved borrowing for $526,000
for the first two budget periods of this project, which are expected to close in mid-2026; and
Whereas, the remaining balance of $474,000 will be applied to Budget Periods 3 and 4; and
RESOLVED, that capital project 938 is hereby increased to a total amount of $1,000,000; and
RESOLVED, that capital project funds shall be derived from the issuance of additional bonds in
the amount of $474,000 to the City; and
RESOLVED, that the city manager is hereby authorized, on the advice of the City Attorney, to
negotiate and enter into agreements with appropriate contractors or other counterparties in
connection with the “Green hydrogen as a non-wires alternative” pilot project, with funding to
be derived from the issuance of bonds to the City and submitted for reimbursement to the U.S.
Department of Energy; and
RESOLVED, that the city will continue to support the development and implementation of
strategies to accelerate the development of programs to meet the goals established in the
Ithaca Green New Deal.
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