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HomeMy WebLinkAboutMN-IURA-2026-03-19Approved: 3/26/26 108 E. Green St. Ithaca, NY 14850 (607) 274-6565 MINUTES ITHACA URBAN RENEWAL AGENCY BOARD 1:00 P.M., Friday, February 28, 2025 Common Council Chambers, Third Floor (City Hall) 108 E. Green St., Ithaca, NY 14850 Members: Karl Graham, Vice-Chair; Shaianne Osterreich; Donna Fleming Excused: Robert Cantelmo (Mayor), Chair Vacancies: 1 IURA Staff: Nels Bohn; Anisa Mendizabal; Charles Pyott [virtual] Guests: None. I. Call to Order Vice-Chair Graham called the meeting to order at 1:32 P.M. II. Agenda Additions/Deletions None. III. 2025 HUD Entitlement Grant Action Plan A. Review of Anticipated Funds Available & Public Hearing Format In 2026, Mendizabal explained, IURA staff anticipates availability of $845,833 in Community Development Block Grant (CDBG) Program funds (including $160,000 in Program Income) and $232,000 in HOME Investment Partnerships Program (HOME) funds. Today’s meeting will include formal presentations for 11 of the 19 applications received, with the second portion of the Public Hearing scheduled for next Thursday, March 26, 2026 to accommodate the remaining 8 applications. • The hearing is part of a competitive funding process for approximately $1 million in anticipated HUD- related funding, including CDBG and HOME funds (final allocations pending HUD confirmation). • 19 project applications were submitted, requesting roughly $1.6 million, exceeding available funds. • Presentations will be structured with 8 minutes for presenters and 4 minutes for questions from the Board. • Public commenters will be allotted 3 minutes each. B. Disclosure of Any Potential Conflicts of Interest Graham disclosed that his wife was recently voted to the Ithaca Neighborhood Housing Services, Inc. (INHS) Board. IURA Minutes March 19, 2026 Page 2 of 11 C. PUBLIC HEARING #1 (Part 1) On a motion by Graham, seconded by Fleming, and unanimously approved, Vice-Chair Graham opened the Public Hearing. Public Comments Mendizabal noted 9 written Public Comments have been received and reviewed by the Board, regarding the Floral Avenue Pedestrian & Cyclist Safety application (City of Ithaca). Floral Avenue Safety Public Commenters: Lisa Strayer, Kelda McGurk, Liz Bageant, Meghan Kennedy • Multiple residents strongly advocated for traffic calming measures on Floral Avenue, describing it as extremely dangerous for pedestrians, cyclists, and residents: • Speakers shared near-fatal accidents, speeding vehicles, truck traffic, lack of shoulders, and fear during routine activities like biking or checking mail. • Broad support was expressed for raised crosswalks, additional traffic-calming features, and lowering the speed limit (some suggesting 20 mph). • Commenters emphasized long-standing concerns (spanning nearly two decades), growing traffic volumes, and barriers to safe access between West Hill and downtown. Henry St. John Building (INHS) Public Commenters: Rebecca Kramer • A current tenant raised concerns about the INHS renovation proposal for the Henry St. John building. • Issues included lack of tenant notification, perceived inaccuracies in the application regarding occupancy of three-bedroom units, and fear of displacement. • While supportive of energy-efficiency and maintenance upgrades, the commenter questioned the conversion of larger units into smaller ones and its impact on existing residents. Stewart Park Accessibility Public Commenters: Molly Hajjar • A commenter spoke in support of the Friends of Stewart Park ADA improvements, particularly enhanced access between the Wharton Studio building, restrooms, parking, and the Waterfront Trail. • The testimony highlighted the importance of accessibility for wheelchair users, seniors, and people with mobility challenges, noting that improved infrastructure also signals inclusion and welcome. IURA Minutes March 19, 2026 Page 3 of 11 ― HOUSING APPLICATIONS ― 1. APPLICATION #1: THE CITIZEN — ROCHESTER MANAGEMENT, INC. (RMI) Speaker Affiliation Comments-in-Brief Patrick Pinkerton [virtual] Rockabill Consulting & Development • Proposed 59 units of mixed-income affordable housing on West Buffalo Street with ground-floor commercial space, with Visum Development Group as the co-developer. • Units would serve households earning 30–80% of Area Median Income, including 18 supportive housing units. • Supportive services would be provided by Catholic Charities, serving individuals with substance use disorder, domestic violence survivors, and disabled veterans. • The project seeks $100,000 from IURA primarily as local leverage for state funding (e.g., tax credits and Homeless Housing and Assistance Program (HHAP)). • Emphasis was placed on safety, on-site staffing, referral screening, and long-term housing stability. Julia Bucher [virtual] Rochester Management, Inc. (RMI) Q&A Fleming asked about the extent of supportive services to be offered and what reassurance the applicants can provide that all clients and neighbors will be safe. Pinkerton replied a crucial portion of the project will be the referral process and how well it identifies people who are prepared for a greater degree of independence. The process will be led by Catholic Charities of Tompkins/Tioga Counties (CCTT), in close conjunction with the Continuum of Care (CoC) and RMI. CCTT will work closely with RMI to ensure the individuals in the supportive units understand their rights and obligations as tenants of the building. The applicants will also institute several measures to ensure the property is as secure and safe as possible, including cameras in all public areas of the property, from entrances to hallways to elevators, as well as targeted key fob access. Osterreich asked about the other residents in the building. Pinkerton responded the other residents will be ordinary renters with income in the 50%-80% Area Median Income (AMI) range. IURA Minutes March 19, 2026 Page 4 of 11 2. APPLICATION #2: HENRY ST. JOHN RESIDENTIAL RENOVATION — ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (INHS) Speaker Affiliation Comments-in-Brief Lynn Truame Ithaca Neighborhood Housing Services, Inc. (INHS) • INHS proposed a comprehensive renovation of the aging Henry St. John building, last renovated in 1983. • Planned improvements include roof and window replacement, conversion to an all-electric building, and reconfiguration of some three-bedroom units to smaller affordable units. Q&A Osterreich asked for further details about the building’s electric infrastructure (e.g., availability of generators). Truame replied NYS Homes and Community Renewal does not ordinarily require generators in the buildings it funds, so there is no generator planned. The emergency lighting, however, will have battery back-up. Osterreich asked to what extent the project is scalable. Truame responded the overall project, the conversion to electric is systems for the entire building, is not scalable. The only portion that would be scalable would be to opt out of restructuring the unit mix. Graham asked if anyone would be displaced. Truame replied no one will be displaced outright from the building; however, tenants cannot be overhoused in the renovated building (i.e., a single tenant currently living in a 3-bedroom apartment would be required to move into a 1-bedroom unit). 3. APPLICATION #3: MINOR REPAIR PROGRAM — ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (INHS) Speaker Affiliation Comments-in-Brief Delia Yarrow Ithaca Neighborhood Housing Services, Inc. (INHS) • Funding request would continue the 45-year history of the program, which supports the most vulnerable homeowners, including low-income, seniors, and single-parent households, including a growing number of new households. • Outreach efforts include targeted mailings to seniors and working to build relationship with Nate’s Floral Estates. • INHS also has State, local, and private funding, including approximately $80,000/year from the Office for the Aging and other funding sources. • In addition to a very wide range of repairs, INHS operates a program to conduct radon testing and remediation, a significant local issue. IURA Minutes March 19, 2026 Page 5 of 11 Q&A Graham asked about the prior conflict with owners of Nate’s Floral Estates, who did not want to accept the service. Yarrow replied INHS now has a memorandum of understanding in place with the owners to possibly replace manufactured homes at the site. 4. APPLICATION #4: HOUSING SCHOLARSHIP PROGRAM (HSP) — THE LEARNING WEB, INC. & APPLICATION #12: HOUSING SCHOLARSHIP PROGRAM (HSP) PERSONNEL SUPPORT — THE LEARNING WEB, INC. Speaker Affiliation Comments-in-Brief Michelle Nolan The Learning Web, Inc. • The Learning Web is applying for $91,404 to pay rent and utilities for up to 5 units for homeless youth ages 21-24 for 12 months in scattered site apartments in the City of Ithaca. • Using a Tenant-Based Rental Assistance (TBRA) model, the youth sign the lease; however, Learning Web pays the rent and utilities for up to 12 months to stabilize housing while providing case management services, life skills instruction, and resource navigation to increase the youths’ ability to live self-sufficiently. • Aftercare is available to youth for up to three years. • Youth are not required to be employed upon entry, although employment does remain a primary goal of the program. Anthony Paolangeli The Learning Web, Inc. • Learning Web currently operates four housing programs: o (1) transitional living program funded by the Family Youth Services Bureau for ages 16-21 for up to 18 months; o (2) transitional program funded by HUD for youth ages 18-24; o (3) permanent support housing program fund by HUD for 16 apartments consisting of 20 beds, 13 single units, and three family units for youth ages 18-24 at entry; o (4) Housing Scholarship Program funded by HUD 18-24, which is partially funded by IURA, for ages 21-24. • If youth are not able to live independently after 12 months, the Learning Web identifies other ways to support them (e.g., other permanent supportive housing programs) — they are not being returned to homelessness. Q&A Osterreich inquired into specific employment training provided. Paolangeli responded the Learning Web originally started as an apprenticeship and stipend program though Cornell University, which remains in place. IURA Minutes March 19, 2026 Page 6 of 11 Osterreich asked how the program compares to programs at The Village at Ithaca, Inc. Paolangeli replied all units are scattered site independent-living units, so it is not the same type of standard residential living program. Graham asked what happens if youth do not make progress towards their program goals. Paolangeli responded the youth are not ejected from the program, if they happen to be struggling to make progress. 5. APPLICATION #5: SECURITY DEPOSIT ASSISTANCE FOR VULNERABLE HOUSEHOLDS — CATHOLIC CHARITIES OF TOMPKINS/TIOGA COUNTIES (CCTT) & APPLICATION #13: STAFFING ASSISTANCE FOR SECURITY DEPOSIT CLIENTS — CATHOLIC CHARITIES OF TOMPKINS/TIOGA COUNTIES (CCTT) Speaker Affiliation Comments-in-Brief Leslie Mulcahy [virtual] Catholic Charities of Tompkins/Tioga Counties (CCTT) • Funding request would support CCTT’s Security Deposit Assistance program, which helps remove the barrier to people needing to pay the first month’s rent and security deposit upfront to move into housing, thereby reducing homelessness. • It the second most relied-upon program at CCTT. • Approximately 30% of applicants have historically been homeless or housing-insecure. • One-time grant assists between 70-100 households per year at or below 60% AMI, which is 300% of the Federal poverty level. • Requested grant award is based on average security deposits paid and number of anticipated requests. • At least 60% of Tompkins County renters are cost-burdened. • High-need applicants receive more intensive staff support. • 95% of households reached for follow-up had remained housed after one year. Michaela Cortright [virtual] Catholic Charities of Tompkins/Tioga Counties (CCTT) Q&A Osterreich noted the State recently decided it is no longer illegal to discriminate against tenants with Section 8 Housing Choice Vouchers. She asked if CCTT has encountered landlords who do not accept vouchers. Mulcahy responded, yes, and CCTT maintains a list of those landlords (approximately 10). Graham remarked that CCTT only reaches a fairly small percentage (~35%) of households it serves via telephone surveys, after one year. He asked, therefore, how CCTT can claim that the great majority of its households have attained housing stability. Mulcahy responded CCTT frequently serves a number IURA Minutes March 19, 2026 Page 7 of 11 households with needs other than security deposits. The number of households CCTT reported in its application is based on households reached by the telephone survey. Graham asked if there remains an informal relationship with Beverly J. Martin Elementary School (BJM) or the school district in terms of working with homeless households (formerly assisted through the Housing for School Success program). Cortright replied not that she is aware of. Bohn observed the application anticipates receiving approximately $13,000 through the Human Services Coalition of Tompkins County, Inc. (HSC). He wondered how that compares to last year. Cortright responded that HSC reduced its funding award. 6. APPLICATION #6: THE ROSS HOUSE — THE REACH PROJECT, INC. Speaker Affiliation Comments-in-Brief Samantha Stevenson The REACH Project, Inc. • Project includes 10 permanent supportive housing units funded through ESSHI (Empire State Supportive Housing Initiative) rental subsidies and 10 medical respite units reimbursed through Medicaid. • Ross House will target homeless individuals at time-of-application in need of permanent supportive housing. In addition to being un- housed, the individuals will have a diagnosed mental illness or substance use disorder. • Board discussion clarified that IURA funding could be conditioned on site control or property acquisition, with potential allocation toward acquisition, rather than construction, to meet HUD timeliness requirements. • Staff explained standard HUD compliance practices, including partial funding holdbacks to avoid “no-beneficiary” compliance findings during long construction timelines. Joseph Bowes The REACH Project, Inc. (consultant) Q&A Osterreich asked if the lease-to-own process would enable the project to be shovel-ready within the next 12 months. Bowes responded it would be part of the larger $4.4M project, but only once the financing has been secured would renovation begin. Graham observed the budget refers to a $100,000 request from the IURA in two places, but in a third portion of the application the budget only lists $90,000. Bowes responded typically the IURA retains a portion of its funding until construction has been completed. IURA Minutes March 19, 2026 Page 8 of 11 Graham observed the budget lists rental income. He wondered if that means some of the tenants would be employed. Bowes responded the project includes an ESSHI award that would pay for tenant rents in the 10 supportive housing units. ― PUBLIC FACILITIES APPLICATIONS ― 7. APPLICATION #9: PATHWAYS TO HOME — THE VILLAGE AT ITHACA, INC. Speaker Affiliation Comments-in-Brief Meryl Phipps The Village at Ithaca, Inc. • The Village requests funding assistance for the purchase of Village House, a downtown transitional housing program for homeless youth ages 16-24. • Since opening in 2022, Village House has served 37 youth, offering short-term housing while youth await permanent placements. • Current capacity: o 5 youth in a four-bedroom unit o 2 youth in a one-bedroom upstairs unit • Program origins stem from Youth Homelessness Demonstration Project (YHDP) and guidance from Youth Action Board. • The organization experienced a sudden termination of Federal renewal funding in 2024, requiring emergency fundraising and American Rescue Plan Act fund reallocation to sustain operations. • Acquisition plan: o $500,000 purchase price (+ ~$25,000 closing costs) o Financing includes CHDF funds, a bank mortgage, and a low- interest private loan o IURA funding would reduce debt service, saving approximately $3,000/month in operating costs • Long-term goal is to stabilize program by transitioning from renting to ownership. Jess Brock The Village at Ithaca, Inc. • Property is located in downtown Ithaca, which is centrally located in a duplex-style residence. • Unit on left is a 4-bedroom, 2-bathroom household unit that can accommodate up to 5 youth. It has 2 floors. On the first floor, it includes one bedroom and one bathroom, and the second floor has three bedrooms and 1 bathroom. One of the upstairs bedrooms has enough space to accommodate two youth, either as roommates or as a two-person household. • Property is located on corner lot in residential neighborhood and offers on-site parking, basement laundry, and home-like setting that supports independence and stability, which is the primary goal for residents. IURA Minutes March 19, 2026 Page 9 of 11 Q&A Graham observed the first page of the application states the funds would “reduce our operational costs by approximately $3,000 per month.” Phipps clarified that purchasing the building would save approximately $3,000 a month, while the portion derived from the personal loan would have been about $1,000/month; so without IURA funding the organization would only be saving $2,000/month. Phipps added that the Housing for School Success program, referred to earlier in the meeting, has informally been working with the Village at Ithaca, Inc. Bohn asked which of the youth are associated with 12-month leases and which would be transitional housing. Phipps responded, none, at the current time; but once the ESSHI award is received the upstairs would be permanent supportive housing. 8. APPLICATION #10: FLORAL AVENUE PEDESTRIAN & CYCLIST SAFETY — CITY OF ITHACA Speaker Affiliation Comments-in-Brief Siobhan Hull City of Ithaca • The City proposes installing three raised crosswalks on Floral Avenue, a corridor identified as the city’s highest crash-severity roadway. • Floral Avenue: o Ranked #1 for crash severity in city crash data (2018-2022) o Serves as a critical connector between West Hill and downtown o Located in a HUD-designated 89% low- and moderate-income (LMI) area • Proposal includes: o Three raised crosswalks near Elm Street and Waterfront Trail access points o Estimated cost: $30,000 per crosswalk ($90,000 total) o Additional $9,000 for community engagement and follow-up safety study • Raised crosswalks were favored over flashing beacons due to their physical speed-reducing effect. • The City acknowledged potential future speed limit reduction and coordination with Town and County partners. Natalie Mottl City of Ithaca IURA Minutes March 19, 2026 Page 10 of 11 Q&A Graham asked if the City had considered installing a pedestrian-operated device, like the one at the bottom of State Street at Seneca Street, which triggers flashing lights. Mottl responded those devices are termed Rectangular Rapid Flashing Beacons (RRFB). Unfortunately, just a single pair costs $30,000. Hull added that physical raised crosswalks are actually significantly harder for vehicles to ignore. Graham asked about the plan for maintaining the raised crosswalks and clearly/visibly demarcating them. Mottl responded the accountability for maintaining that kind of infrastructure rests with the Engineering Division. Engineering staff do not foresee a gap in maintenance as has happened in past years, when a transportation engineer was not always on staff. Osterreich asked if there would be any attempt to reduce the speed limit on that section of Floral Avenue. Mottl responded there has been a recent effort to reduce the speed limit in the city from 30 to 25 miles per hour; and this section of the street is a good candidate for that, although that is something that would need to be assessed. Osterreich asked how the project would proceed were the IURA to provide less than the requested funding. Mottl replied the two outermost crosswalks should be prioritized, in that case. 9. APPLICATION #11: WHARTON STUDIO/DPW BUILDING ADA IMPROVEMENTS — FRIENDS OF STEWART PARK (FSP) Speaker Affiliation Comments-in-Brief Meloney McMurry Friends of Stewart Park (FSP) • Friends of Stewart Park requests funding to improve ADA access to all-season bathrooms at the historic Wharton Building. • While restrooms are ADA-compliant inside, accessible paths, parking, and connections are currently lacking, including a direct route to the Waterfront Trail. • The Wharton Studio area will become more heavily used following planned museum and café development (anticipated 2027-2028), increasing urgency for improvements. • Applicants noted external funding is necessary due to significant citywide deferred maintenance needs. • Partial funding could require scaling back certain project elements, though a fully functional connection is the goal. Jonathan Peet Trowbridge Wolf Michaels Landscape Architects • Proposed improvements include: o New ADA-compliant sidewalks o Two accessible parking spaces o Improved curb cuts and pedestrian circulation • Project builds on extensive prior accessibility investments, including: o Inclusive playground o Waterfront Trail IURA Minutes March 19, 2026 Page 11 of 11 Speaker Affiliation Comments-in-Brief o ADA carousel access o All-season restrooms (renovated in 2021) Q&A Osterreich asked if the building is primarily being used by DPW. McMurry replied, yes. It is currently being used as a park maintenance facility (under Ithaca Youth Bureau responsibility). Graham asked if FSP receives any funding from the County’s Tourism Program. McMurry responded, yes, in a variety of ways for both maintenance and capital funding support. Graham asked what the impact would be on the project should it only receive partial funding from the IURA. Peet replied certain portions of the project may be scaled back, although much of it would not be possible with partial funding. On a motion by Graham, seconded by Fleming, and unanimously approved, Chair Cantelmo suspended the Public Hearing until Thursday, March 26, 2026. IV. Adjournment The meeting was adjourned by consensus at 3:45 P.M. — END — Minutes prepared by C. Pyott, edited by N. Bohn.