HomeMy WebLinkAboutMN-IURA-2022-07-28108 E. Green St. Ithaca, NY 14850
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MINUTES
ITHACA URBAN RENEWAL AGENCY
8:30 A.M., Thursday, July 28, 2022
Members: Chris Proulx, Chair; Karl Graham, Vice-Chair; Laura Lewis (Acting Mayor); Donna Fleming;
Tracy Farrell; Lisa Nicholas, Director of Planning & Development
Excused: Rob Gearhart (Common Council Liaison)
Staff: Nels Bohn; Anisa Mendizabal; Charles Pyott
Vacancies: 0
Guests: Tom Parsons, City Fire Chief; Anthony Cesari, Sons of Susan, LLC
I. Call to Order
Chair Proulx called the meeting to order at 8:31 A.M.
II. Agenda Additions/Deletions
Proulx indicated he would like to introduce a proposed new resolution, expressing the IURA’s great
appreciation for former Board member Eric Rosario, under “Other Business.” No objections were raised.
Proulx observed the Mayor’s Report should be listed as a standing agenda item under “Other Business.”
No objections were raised.
III. Public Comment (3-min. max. per person)
None.
(Farrell arrived at 8:33 a.m.)
IV. Review of Meeting Minutes: June 23, 2022
Lewis moved, seconded by Graham, to approve the meeting minutes, with no modifications.
Carried Unanimously: 5-0
V. Neighborhood Investment Committee (NIC)
A. HUD Entitlement Program
1. Reprogram CDBG-CV Funds, Summer 2022 (Amendment #7 to 2019 Action Plan)
Graham explained the Committee discussed reprogramming $17,475 in Community Development Block
Grant CARES Act (CDBG-CV) funds that were unable to be expended by Sub-Recipients. The majority of the
funds come from CDBG-CV Project #6, “COVID-19 Emergency Assistance Program,” operated by The
Salvation Army. Mendizabal contacted several organizations who previously received CDBG-CV funding
from the IURA and three applied: Opportunities, Alternatives, & Resources (OAR) of Tompkins County;
Catholic Charities of Tompkins/Tioga Counties’ and Downtown Ithaca Children’s Center (DICC).
Approved: 8/25/22
IURA Minutes
July 28, 2022
Page 2 of 15
Graham noted the Committee, after much discussion, decided the DICC proposal was the best, given the
continuing importance of childcare. The funding would allow DICC to continue providing COVID-19 PPE
materials and fund a part-time staff person.
Graham moved, seconded by Farrell:
Reprogram CDBG-CV Funds
Program Amendment #7 to 2019 Action Plan
WHEREAS, approximately $17,475 in Community Development Block Grant CARES Act (CDBG-CV) funds
allocated to the City of Ithaca was unable to be expended by IURA subrecipients and is available for
reprogramming, and
WHEREAS, HUD expects 80% of CDBG-CV funds to be expended by July 31, 2023 and all funds expended
by July 31, 2026, and
WHEREAS, a small number of IURA subrecipients have successfully expended funds and completed their
CDBG-CV projects, and
WHEREAS, the IURA Neighborhood Investment Committee instructed IURA staff to invite said
subgrantees to submit proposals for use of CDBG-CV funds to be reprogrammed, and
WHEREAS, CDBG-CV funds must be used for activities that prevent, prepare for, and respond to the
coronavirus, and
WHEREAS, a reallocation of less than $25,000 of funds qualifies as a non-substantial amendment to the
2019 Action Plan and therefore does not require a public hearing or Common Council approval, and
WHEREAS, the IURA Neighborhood Investment Committee has reviewed proposals received from
invited subrecipients and recommends the following action, now, therefore be it
RESOLVED, Ithaca Urban Renewal Agency hereby approves CDBG-CV funding in the amount of $17,475
be reprogrammed to the “Childcare Health & Safety” project to be carried out by the Drop-In Center,
Inc. d/b/a Downtown Ithaca Children’s Center (DICC), and be it further
RESOLVED, the IURA Chairperson, subject to review by IURA legal counsel, is authorized to execute any
and all documents to implement this resolution.
Carried Unanimously: 5-0
2. HOME Tenant-Based Rental Assistance (TBRA) Policy
Graham explained the TBRA Policies & Procedures handbook was developed for the two IURA-funded
organizations employing TBRA funds: Catholic Charities of Tompkins/Tioga Counties and The Learning Web. It
consolidates all relevant HUD regulations into a single document.
IURA Minutes
July 28, 2022
Page 3 of 15
Bohn added that IURA staff learned that HOME regulations require the tenant be free to select a housing unit
of their choice. The Learning Web historically assisted the homeless youth it provides supportive services to,
using IURA TBRA funds and serving as the lessee on its leases with landlords, with the youth then signing a
separate sub-lease to The Learning Web, as the 'landlord'. The way the IURA used to structure the program
and funding contracts did not fully comply with HUD's regulatory framework (which has now been corrected,
beginning with the PY2021 contract).
Graham moved, seconded by Farrell:
HOME Tenant-Based Rental Assistance (TBRA) Policies & Procedures
WHEREAS, IURA staff has created a TBRA Policies & Procedures handbook to guide subrecipients using
HOME Investment Partnerships Program (HOME) funds to implement any Tenant-Based Rental
Assistance (TBRA) project and ensure compliance with HOME regulations, and
WHEREAS, the policies and procedures described within will take effect immediately, in IURA Program
Year 2021 (8/1/21-7/31/22), and
WHEREAS, the TBRA Policies & Procedures handbook shall be included in applicable contracts executed
on or after July 1, 2022, and
WHEREAS, future revisions to the TBRA Policies & Procedures handbook shall occur on an as-needed
basis, and
WHEREAS, the IURA Neighborhood Investment Committee has reviewed the proposed TBRA Policies &
Procedures handbook, now, therefore, be it
RESOLVED, the IURA hereby adopts the IURA Tenant-Based Rental Assistance Policies & Procedures
handbook, dated Summer 2022, and the policies and procedures contained therein, and be it further
RESOLVED, any clarifications, corrections, and non-substantive edits recommended by IURA legal
counsel shall be incorporated into the adopted TBRA Policies & Procedures.
Carried Unanimously: 5-0
B. Committee Chairperson Report
None.
VI. Economic Development Committee (EDC)
A. East Hill Fire Station (EHFS) Urban Renewal Project
1. Lead Agency Resolution
Proulx explained the proposed resolution segments the environmental review process into a property
transfer phase and the subsequent construction phase. The IURA will only serve as Lead Agency for the
property transfer phase of the project.
IURA Minutes
July 28, 2022
Page 4 of 15
Proulx noted the Committee reviewed the merits of both responses to the Request for Expressions of Interest
(RFEI), and affirmed that the 311 College Associates, LLC proposal is in the City’s best interest.
Nicholas recommended rewording the resolution to refer to the segmented Environmental Review process.
No objections were raised. The fifth “WHEREAS” was adjusted to read as follows:
“WHEREAS, the proposed new construction of properties to be transferred will undergo legally
segmented environmental reviews, including the City’s Site Plan Review process, which shall be no
less protective of the environment […]”
Proulx moved, seconded by Lewis (as amended):
East Hill Fire Station Urban Renewal Project: Disposition Agreement — Lead Agency
WHEREAS, the Ithaca Urban Renewal Agency and the Common Council for the City of Ithaca are
considering approval of a proposed Disposition and Development Agreement (“DDA”) for the East Hill
Fire Station (“EHFS”) urban renewal project to sell the EHFS property located at 309 College Avenue and
City construction of a new fire station at adjoining parcels to be acquired at 403 Elmwood Avenue and
408 Dryden Road, and
WHEREAS, the proposed action entails an initial real estate property transfer phase and a construction
phase contingent upon approval of the real estate transaction, and, and
WHEREAS, §176-6 (F) (1) (b) of the City Environmental Quality Review (CEQR) Ordinance allows for the
IURA assume the role of Lead Agency for environmental review of the real estate property transfer
phase of the project and subsequent reestablishment of Lead Agency by the Planning Board for
environmental review for of the construction phase of the project through the site plan review process,
and
WHEREAS, the proposed DDA shall include a requirement requiring either completion of environmental
review of the new fire station or postponement of the City construction project as pre-condition to
transfer of ownership of 309 College Avenue to the Sponsor, and
WHEREAS, the proposed new construction of properties to be transferred will undergo legally
segmented environmental reviews, including the City’s Site Plan Review process, which shall be no less
protective of the environment, and
WHEREAS, State Law and Section 176-6 of the City Code require that a lead agency be established for
the purpose of 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
IURA Minutes
July 28, 2022
Page 5 of 15
WHEREAS, the proposed transfer of less than 2.5 acres of land is an “Unlisted” action pursuant to the
City Environmental Quality Review Ordinance (“CEQR”), which requires environmental review under
CEQR; and
WHEREAS, the property to be transferred at 309 College Avenue is 8,520 square feet in size; now,
therefore, be it
RESOLVED, that the Ithaca Urban Renewal Agency does hereby declare itself Lead Agency for the
environmental review of the proposed Disposition and Development Agreement authorizing transfer of
properties for the East Hill Fire Station Urban Renewal Project.
Carried Unanimously: 5-0
2. Environmental Determination Resolution
Proulx explained even though the environmental review is being segmented in this case, the process is no
less protective than a standard unsegmented environmental review.
Bohn added, as described in the Full Environmental Assessment Form (FEAF), there would be no adverse
impacts on the environment, as a result of the action.
Proulx moved, seconded by Lewis (as amended):
East Hill Fire Station Urban Renewal Project: Disposition Agreement — Environmental Review
WHEREAS, the Ithaca Urban Renewal Agency and the Common Council for the City of Ithaca are
considering approval of a proposed Disposition and Development Agreement (“DDA”) for the East Hill
Fire Station (“EHFS”) urban renewal project to sell the EHFS property located at 309 College Avenue and
City construction of a new fire station at adjoining parcels to be acquired at 403 Elmwood Avenue and
408 Dryden Road, and
WHEREAS, the proposed action entails an initial real estate property transfer phase and a construction
phase contingent upon approval of the real estate transaction, and, and
WHEREAS, the proposed construction of a new fire station or redevelopment of 309 College Avenue are
not fully designed at this time, nor are these construction projects possible without approval of the
property transfers, therefore an analysis of potentially significant adverse impacts of the construction
phase of the urban renewal project is not feasible at this time, and
WHEREAS, §176-6(F)(1)(b) of the City Environmental Quality Review Ordinance allows for the IURA
assume the role of Lead Agency for environmental review of the real estate property transfer phase of
the project and subsequent reestablishment of Lead Agency by the Planning Board for environmental
review for of the construction phase of the project through the site plan review process, and
WHEREAS, the proposed action for transfer of city-owned property of less than 2.5 acres is an “Unlisted
Action” under the City Environmental Quality Review Ordinance, and
IURA Minutes
July 28, 2022
Page 6 of 15
WHEREAS, the proposed DDA shall include a requirement requiring either completion of environmental
review of the new fire station or postponement of the City construction project as pre-condition to
transfer of ownership of 309 College Avenue to the Sponsor, and
WHEREAS, the proposed new construction of properties to be transferred will undergo legally
segmented environmental reviews, including the City’s Site Plan Review process, which shall be no less
protective of the environment, and
WHEREAS, appropriate environmental review has been conducted including the preparation of a Full
Environmental Assessment Form (FEAF), and
WHEREAS, the Ithaca Urban Renewal Agency (IURA), acting as Lead Agency, has reviewed the FEAF
prepared by staff; now, therefore, be it
RESOLVED, that the IURA, as Lead Agency in this matter, hereby determines that circumstances warrant
a segmented review of the property transfer from other stages of the proposed Urban Renewal Project
and that subsequent environmental review of the proposed project during the required Site Plan
Review process will be no less protective of the environment, and be it further
RESOLVED, that the IURA, as Lead Agency in this matter, hereby adopts as its own, the findings and
conclusions more fully set forth on the Full Environmental Assessment Form, and be it further
RESOLVED, that the IURA, as Lead Agency in this matter, hereby determines that the proposed action at
issue will not have significant effect on the environment, and that further environmental review is
unnecessary, 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 by law.
Carried Unanimously: 5-0
3. Disposition & Development Agreement (DDA) Resolution
Proulx explained the proposed resolution contains three key conditions in the first “RESOLVED” clause:
compliance with the terms of the City/Sponsor Option Agreement; completion of the segmented
Environmental Review process; and execution of a 20-year Developer/IURA Payment-in-Lieu-of-Taxes
(“PILOT”) agreement.
Proulx moved, seconded by Farrell:
East Hill Fire Station Urban Renewal Project: Disposition Agreement
WHEREAS, the Common Council for the City of Ithaca (“City”) authorized issuance of a 2021 Request for
Expressions of Interest (“RFEI”) seeking proposals to redevelop or relocate the East Hill Fire Station
(“EHFS”) in a manner that meet fire protection needs, enhances Collegetown, and financially benefits
the City, and
IURA Minutes
July 28, 2022
Page 7 of 15
WHEREAS, in response to the RFEI, City staff entered into negotiations with 311 CA Associates, LLC
(“311 CA” or “Sponsor”) resulting in execution of an Option Agreement, dated February 22, 2022
(“Option Agreement”), that permits, but does not require, the City to sell 309 College Avenue in
exchange for two parcels located at 403 Elmwood Avenue and 408 Dryden Road in addition to cash
consideration of $5.1 million dollars to be paid to the City on the terms contained within the Option
Agreement, and
WHEREAS, the Option Agreement anticipates the City will construct a new fire station on adjacent
properties to be acquired at 403 Elmwood Avenue and 408 Dryden Road, and
WHEREAS, a negotiated sale of City-owned property is authorized only if undertaken as an Urban
Renewal Project in accordance with urban renewal law, and
WHEREAS, the City requested the Ithaca Urban Renewal Agency (“IURA”) to independently review the
terms of the Option Agreement and recommend a proposed Disposition and Development Agreement
in the best interest of the City to redevelop or relocate the EHFS, and
WHEREAS, under §507 of Article 15 of General Municipal Law, the IURA is authorized to sell real
property to a “qualified and eligible sponsor” subject to Common Council approval following a Public
Hearing, and
WHEREAS, on May 26, 2022, the IURA accepted (1) transfer of the 309 College Avenue site from the City
via a City/IURA Option Agreement, and (2) assignment from the City of the Option Agreement executed
between the City of Ithaca and 311 CA, dated 2/22/22, and
WHEREAS, on June 23, 2022, the IURA Board designated 311 CA as a “Qualified and Eligible Sponsor,”
pursuant to Section 507 of General Municipal Law, to potentially undertake an Urban Renewal Project
involving transfer of properties to facilitate construction of a new fire station, and
WHEREAS, on July 28, 2022, the IURA Board, acting as Lead Agency, determined that the contemplated
property transfers will result in no significant adverse impacts on the environment, and
WHEREAS, 309 College Avenue is located within the Urban Renewal Project boundary area, and
WHEREAS, the primary objective of the Urban Renewal Plan is to improve the social and physical
characteristics of the project neighborhood, and
WHEREAS, an urban renewal objective includes “provision of a full range of neighborhood and
community facilities and services necessary to meet the residents’ needs, through new construction or
improvement of existing facilities and programs” is a listed urban renewal objective, and
WHEREAS, facilitating new construction of an EHFS furthers the Urban Renewal Plan; now,
therefore, be it
IURA Minutes
July 28, 2022
Page 8 of 15
RESOLVED, that the Ithaca Urban Renewal Agency hereby approves a Disposition and Development
Agreement (“DDA”) for the East Hill Fire Station Urban Renewal Project for disposition of 309 College
Avenue to 311 CA Associates, LLC (“Sponsor”) to facilitate construction of a new fire station and
redevelopment of 309 College Avenue subject to the following terms:
1. Property Transfer — Compliance with terms of the City/Sponsor Option Agreement, executed on
February 22, 2022, for sale of property located at 309 College Avenue for $5.1 million plus acquisition of
adjoining parcels at 403 Elmwood Avenue and 408 Dryden Road for City construction of a new fire
station;
2. Complete Segmented Environmental Review — Establish as a precondition for transfer of the 309
College Avenue deed to Sponsor either completion of environmental review of the City fire station
construction project or formal postponement of City construction on acquired property;
3. Property Tax Revenue — In the event property becomes tax-exempt by any means other than an
approved Tompkins County Industrial Development Agency (TCIDA) PILOT agreement, it would require
execution of a 20-year Developer/IURA Payment-in-Lieu-of-Taxes (“PILOT”) agreement requiring
payment equal to property taxes that would have been due; and be it further
RESOLVED, property to be acquired by the IURA at 403 Elmwood Avenue and 408 Dryden Road shall be
conveyed to the City at no cost for construction of a fire station, be it further
RESOLVED, that the net proceeds from IURA sale of real property shall be paid to the City.
Carried Unanimously: 5-0
B. Lending: Loan Application for Personal Best Brewing, 300-Block of W. State/M.L.K., Jr. St.
Proulx explained the application is for a project in development over several years to redevelop the former
City Health Club building on W. State Street into an 8,000-square-foot brewpub. The loan application is
notable in that there is no current outstanding debt owed on the project, since it is funded exclusively
through equity investments by the family and owner. IURA funds would be used for final
machinery/equipment expenses, landscaping, and working capital. The brewpub would seat 125, so it is a
large facility and would change the nature of the block, which is situated in an IURA target area. The loan
terms would include two personal financial guarantees. While in some respects the financial projections may
be slightly optimistic, the business would also have a low break-even point.
Graham asked Cesari how the applicants would respond to the Committee’s four recommendations:
• Feature at least one specialty or craft non-alcoholic beverage on the menu.
• Reconsider the proposed workforce pay-scale to ensure it is competitive in the local labor market to
attract and retain talented employees.
• Recruit and hire a workforce that reflects the diverse demographics of the downtown neighborhood.
• Continue building improvements to improve the W. State/M.L.K., Jr. St. building façade, including
establishment of a building entrance as shown on the floor plans.
Cesari responded they would eventually feature both alcoholic and non-alcoholic beverage, although the
current license would not permit that. In terms of workforce pay-scale, the applicants fully understand the
need to be as competitive as possible and would revise the pay-scale as needed to respond to that.
IURA Minutes
July 28, 2022
Page 9 of 15
Cesari replied, in terms of recruiting and hiring a diverse workforce, since the majority of positions would
be front-of-house and bartender jobs and, therefore, all entry-level, he could widen the applicant pool to
the greatest possible extent. Finally, in terms of improving the W. State/M.L.K., Jr. St. building façade and
installing another entrance on that side, that is certainly the long-term goal.
Fleming wondered about the strength of local demand for brewpubs, considering the proximity of the
business to Liquid State Brewing Company and Lucky Hare Brewing Company. Cesari replied it is actually
the type of market that tends to benefit from a certain degree of density before reaching a saturation
point, so he does not believe that should be an impediment.
Graham asked if there would be any restrictions on employing formerly incarcerated individuals. Cesari
responded he does not believe that would be the case.
Proulx moved, seconded by Graham:
Loan Assistance to Sons of Susan, LLC (d/b/a Personal Best Brewing) —
Priority Business Loan Fund (PB-LF) Project #13
WHEREAS, on May 6, 2022, Sons of Susan, LLC (“Company”) applied for $140,000 in loan assistance
from the IURA to establish an 8,000-square-foot brewpub located in the former City Health Club
building located at 402 W. Green Street, Ithaca, NY, and
WHEREAS, the project involves rental and gut renovation of a family-owned building to create a 125-
seat brewpub with a 10-barrel brewing system, full kitchen, three full-size indoor shuffleboard courts,
and an outdoor beer garden, and
WHEREAS, over $500,000 of equity has been invested to date on building renovations and brewery
equipment, but loan financing is required to complete the project, and
WHEREAS, the primary objective of the Ithaca Density District Priority Business Loan Fund (PB-LF) is to
induce the creation, start-up, and expansion of specific priority business enterprises in the designated
Density District of the community that have been defined by the community as highly desirable or
substantially increases foot traffic thereby strengthening downtown vitality; and
WHEREAS, the project site is located within the Density District and a brewpub is listed as an eligible use
for loan assistance through the PB-LF; and
WHEREAS, the proposed uses of project funds are:
$520,000 Building renovations and fixtures
$53,500 Machinery, Equip., Furnishings & Fixtures
$17,000 Inventory
$20,000 Landscaping
$49,500 Working Capital
$660,000 Total, and
IURA Minutes
July 28, 2022
Page 10 of 15
WHEREAS, the proposed sources of project funds are:
$520,000 Equity
$140,000 IURA
$660,000 Total, and
WHEREAS, the IURA Economic Development Policy Financing Guidelines and Operating Plan for the
Priority Business Loan Fund normally requires at least one full-time equivalent (FTE) job for every
$35,000 of loan assistance and sets a maximum loan amount of $250,000, and
WHEREAS, the project is projected to create at least 13 FTE employment positions, resulting in $10,770
of loan assistance per job created/retained, and
WHEREAS, as an economic activity for which IURA loan funds are not used for new construction the
activity qualifies at 58.35 (b) (4) as a Categorically Excluded from the National Environmental Protection
Act (NEPA), but is subject to Federal flood hazard regulations, and
WHEREAS, the project site is located outside of a 100-year flood hazard area, and
WHEREAS, positive risk factors include the high amount of equity investment and lack of debt, a
landlord committed to success of the business, prior issuance of combined farm and micro brewer
manufacturing license and liquor license, and positive community impact resulting from increased foot
traffic and reactivation of a large vacant building fronting on the 300 block of W. M.L.K, Jr./State Street,
and
WHEREAS, negative risk factors include the inherent risk of a startup business, lack of Company financial
resources, and minimal hard collateral to secure the loan, and
WHEREAS, at its July 19, 2022 meeting, the IURA Economic Development Committee reviewed the loan
application and the July 2020 credit analysis prepared by Michael Thomas, Vice President, H. Sicherman
& Company, Inc., and recommend the following action; and
WHEREAS, to further enhance community benefits of the project, Company management is highly
encouraged to consider the following recommendations:
• Feature at least one specialty or craft non-alcoholic beverage on the menu.
• Reconsider the proposed workforce pay-scale to ensure it is competitive in the local labor market
to attract and retain talented employees.
• Recruit and hire a workforce that reflects the diverse demographics of the downtown
neighborhood.
• Continue building improvements to improve the W. State/M.L.K., Jr. St. building façade, including
establishment of a building entrance as shown on the floor plans.
now, therefore, be it
RESOLVED, that the IURA hereby approves a loan from the PB-LF in accordance with the loan application
and supplemental submissions, subject to the following terms:
IURA Minutes
July 28, 2022
Page 11 of 15
Borrower: Sons of Susan, LLC, a New York State domestic limited liability
corporation established in May 2017
Loan Amount: Up to $140,000
Project: Startup brewpub with outdoor beer garden at 402 W. Green Street,
Ithaca, NY.
Total Project Cost: $660,000
Projected Use of IURA
Funds:
Furniture, fixtures and equipment, supplies, inventory, landscaping,
and working capital. IURA loan funds may not be used for any
construction activity involving laborers or mechanics employed by a
contractor or subcontractor (which would trigger federal prevailing
wages on the project).
Term & Amortization: Interest only payments for six (6) months followed by a five-year
term, five-year amortization.
Interest Rate: 3.5% annually if borrower establishes and continues an automatic
loan payment through a financial institution to make timely level
monthly payments on the loan. If such an automatic loan payment
system is not in effect after full disbursement of the loan, the
interest rate shall be adjusted to 4.0% annually.
The interest rate shall be reduced by 100 basis points upon: (1)
submission of satisfactory job reports documenting that the job-
creation goal has been achieved for two consecutive quarters; and
(2) compliance with all other terms of the loan agreement.
Repayment: Interest-only payments for six (6) months, then level monthly
payments of principal and interest to fully amortize the loan over 60
months (approximately $2,540/month at an assumed 3.5% interest
rate) and subject to a revised P&I amount upon rate reset.
Loan Collateral: General first lien security interest on all business assets, including
new equipment, inventory, furnishings, and fixtures now owned or
hereafter acquired located at 402 W. Green Street, Ithaca, NY.
Personal Guarantor(s): 1. Anthony Cesari, managing member of the Company; and
2. Andrew Cesari, the owner of 402 W. Green St. property, or
another person with sufficient net worth and liquidity
satisfactory to the IURA Chairperson.
IURA Minutes
July 28, 2022
Page 12 of 15
Job Creation: Creation/Retention of at least a total of 13 full-time equivalent (FTE)
jobs of which at least 51% shall be filled by low- and moderate-
income persons.
Loan Conditions: 1. Certification that the company has no other debt.
2. Confirmation in writing that the rent will be waived for the first
three months of operation.
3. Lease amendment or confirmation in writing from landlord that
property taxes will be covered by landlord until such time that
company’s net operating income is sufficient to cover all
operating expenses, equipment leases, and IURA debt payment.
4. Confirmation in writing that Anthony Cesari is the 100% owner
of the business and any investment from others has not, and will
not, result in a change of ownership, a debt obligation to the
company, or guaranteed payment of a dividend during the term
of the IURA loan.
5. IURA loan funds cannot be used for any construction activity,
including landscaping, that involves a laborer or mechanic
employed by a contractor or subcontractor.
Reporting: 1. Annual company Federal tax returns.
2. Internally prepared income/expense statement.
3. balance sheet on a quarterly basis for the first two years of the
loan term.
4. Job creation reporting on a quarterly basis until the job goal is
satisfied.
5. Documentation of project match funding.
And be it further,
RESOLVED, that the Director of Community Development for the IURA is authorized to issue a Loan
Commitment Letter in accordance with this resolution, and be it further
RESOLVED, that the IURA Chairperson, upon the advice of IURA legal counsel, is hereby authorized to
execute all necessary and appropriate documents to implement this resolution.
Carried Unanimously: 5-0
C. Leasing: Request to Authorize Park-N-Ride Accessory Use at Steamboat Landing (Ithaca Farmers Market)
Proulx explained the City leases the Ithaca Farmers Market (IFM) property to the IURA, which then sub-
leases it to IFM. Bohn describes the proposal in further detail in his July 13, 2022 memorandum to the
Committee, as excerpted below:
The Ithaca Farmers Market Cooperative, Inc. (IFM) seeks permission to operate a 50-vehicle commuter park-n-
ride facility at the City-owned Steamboat Landing site. IFM is responding to Ithaca-area based commuters going
to Corning, Inc. who seek to lease parking spaces on weekdays to support employees to take a chartered bus to
and from Corning.
IURA Minutes
July 28, 2022
Page 13 of 15
The City leases the Steamboat Landing site to the Ithaca Urban Renewal Agency who in turn subleases the site to
IFM to operate a producer-to-consumer market of locally grown and crafted goods via a negotiated lease
agreement. The executed leases authorize use of the site for a farmers’ market, special events in the pavilion, and
any other additional use subject to consent by the Mayor and IURA Chairperson. The lease agreement specifies
that the site shall remain open at times the market is not in operation for use by the general public for passive,
non-exclusive, low impact and low intensity recreational uses.
A park-n-ride use was not contemplated in 2010 when the 20-year leases were executed, so this proposed
additional accessory use is being brought to the Common Council and IURA for consideration. The attached
proposed resolution approves amendments to leases to allow up to a 50-vehicle park-n-ride use in the IFM parking
lot on Mondays through Fridays with provisions to protect against exclusive use of any specific parking spaces and
retaining non-exclusive use of the site by the general public during non-market hours. The park-n-ride users would
be authorized to “hunt for a parking space” in the 300+ space parking lot but will not have specific parking spaces
designated for their exclusive use.
Proulx moved, seconded by Farrell:
Authorize Commuter Park-n-Ride at Steamboat Landing
WHEREAS, the Ithaca Farmers Market Cooperative, Inc. (“IFM”) seeks approval for a 50-vehicle
commuter park-n-ride operation as an accessory use at the City-owned Steamboat Landing site, and
WHEREAS, as of 2010, the City leases the 5.8-acre Steamboat Landing site (“Leased Property”) to the
Ithaca Urban Renewal Agency (IURA) and the IURA subleases the Site to the Ithaca Farmers Market
Cooperative, Inc. to operate a producer-to-consumer market of locally grown and crafted goods, and
WHEREAS, the Leased Property contains a large market pavilion, a dock, and over 300 parking spaces
developed and maintained by IFM, and
WHEREAS, the Leased Property is authorized for (1) A producer-to-consumer market featuring local
grown and crafted goods at least two days per week for at least six month of the year, (2) rental of the
pavilion to others for occasional events, and (3) any other, additional use by IFM subject to the consent
of the IURA and Mayor; however the Leased Property shall remain open at times the market is not in
operation for use by the general public for passive, non-exclusive, low impact and low intensity
recreational uses, and
WHEREAS, IFM currently operates a farmers’ market on weekends, April through November, and
WHEREAS, the leases specify that neither the City nor the IURA are under any obligation to maintain any
internal roads and parking areas, including snow removal, and
WHEREAS, PlanIthaca, the adopted City comprehensive plan, supports strategies to reduce the number
of single-occupant vehicles including provision of transit and park-n-ride facilities, and
WHEREAS, the Mayor and IURA Chairperson have preliminarily reviewed the proposal and are open to a
limited park-n-ride use with certain protections to ensure retention of the public nature of the site and
that ample parking remains available for use by the general public; now, therefore, be it
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July 28, 2022
Page 14 of 15
RESOLVED, that the Ithaca Urban Renewal Agency Ithaca hereby approves an amendment to the IURA
sublease of the Steamboat Landing site to the Ithaca Farmers Market Cooperative, Inc., to establish a
commuter park-n-ride use as a permissible accessory use subject to the following conditions:
1. Up to a total of 50 undesignated parking spaces may be utilized for a park-n-ride use;
2. The park-n-ride shall operate only Monday through Friday;
3. No signage designating individual park-n-ride parking spaces shall be erected as the parking shall
remain open to the general public; and
4. The pickup and drop-off transit location, and any informational park-n-ride signage, shall be
approved by the City Director of Parking and Transportation; and be it further
RESOLVED, that the IURA Chairperson, subject to review by the IURA legal counsel, is hereby authorized
to execute any and all documents to implement this resolution.
Carried Unanimously: 5-0
D. Committee Chairperson Report
None.
VIII. Other Business
A. IURA Appreciation for Eric Rosario
Proulx moved, seconded by Graham:
IURA Appreciation for Eric Rosario
WHEREAS, in May 2022, Eric Rosario resigned from the Ithaca Urban Renewal Agency (Agency) after
more than 25 years of public service, and
WHEREAS, Eric began his service to the Agency in the mid-1990s on the Economic Development
Committee and was then appointed in 1998 to serve as a Board member, a position he held until 2022,
with only a brief lapse in 2009-2011 when he served as a City Alderperson, and
WHEREAS, Eric has served at various times as the Agency Vice-Chairperson, and Chairperson for the
Economic Development, Governance, and Audit Committees of the Agency, and
WHEREAS, Eric worked assiduously to foster diversity, citizen participation, and inclusion in the
community development work of the Agency, and
WHEREAS, in 2011, the IURA adopted a mission statement to: “improve the social, physical, and
economic characteristics of the City of Ithaca by expanding access to quality affordable housing,
strengthening neighborhoods and the local economy,” and
WHEREAS, during his many years of service, Eric Rosario lent his knowledge, listening skills,
commitment to integrity, and wisdom to implement the IURA’s mission with integrity, and
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July 28, 2022
Page 15 of 15
WHEREAS, Eric played a pivotal role in shaping the Agency’s community development work, including
over 75 loans to small business enterprises and construction of over 1,000 affordable housing units
during his term; now, therefore, be it
RESOLVED, that the Ithaca Urban Renewal Agency hereby recognizes Eric Rosario for his more than 25
years of outstanding public service to the Ithaca Urban Renewal Agency and the long-lasting
improvements to the community he helped accomplish.
Carried Unanimously: 5-0
B. IURA Financials Review: June 2022
Bohn reported all CDBG and HOME projects are in good standing in terms of expenditures and overall
progress, with the exception of two CDBG-CV projects, whose remaining funds will most likely be
reprogrammed. Bohn remarked the “GO ITHACA Low-Income Support” project (under “2020 CDBG
Activities”) operated by the Center for Community Transportation ($12,200.00) has not yet vouchered for
any of its expenses, but Mendizabal has been working with them to resolve the delay.
Bohn reported all loan repayments are current, except Tompkins Community Action (TCAction).
Bohn reported all lease payments are current, as of today.
C. IURA Chairperson Report
Proulx reported he has been working with Mendizabal and Bohn on outreach efforts to fill current
vacancies on several IURA Committees.
D. Mayor’s Report
Lewis reported the Common Council meeting held last night took the place of its August 2022 meeting. It
approved the Steamboat Landing commuter park-n-ride lease amendment and the South Albany Street
Bridge Replacement Project. She also noted there was some discussion at the recent Planning & Economic
Development Committee (PEDC) meeting about exploring the City’s options for addressing its homeless
encampments.
E. Common Council Liaison Report
None.
F. Staff Report
None.
IX. Adjournment
The meeting was adjourned by consensus at 9:37 A.M.
— END —
Minutes prepared by C. Pyott, edited by N. Bohn.