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HomeMy WebLinkAboutMN-IURANI-2011-03-11Approved 4-8-11 108 East Green Street Ithaca, New York 14850 (607) 274-655 MINTUES IURA Neighborhood Investment Committee 8:30 AM, March 11, 2011 Present: Tracy Farrell, Susan Cummings, Teresa Halpert, Caleb Thomas Absent: Fernando de Aragón Staff: Nels Bohn, JoAnn Cornish (8:50), Alice Vargo Others: Paul Mazzarella, Ithaca Neighborhood Housing Services I. Call to Order - The meeting was called to order at 8:32 AM by Chairperson Farrell. II. Additions to or deletions from the agenda - None III. Public comment - None V. New Business 1. 2011 Action Plan, HUD Entitlement Program, project modifications to Breckenridge Place project – report from P. Mazzarella, Executive Director, INHS Mazzarella reported that the INHS funding application for the 50-unit Breckenridge Place project was submitted to the State with one change made to develop the most competitive application possible. He reported that the project retains the income band for tenants earning between 60% and 90% of area median income. He informed members that INHS decided to eliminate the tenant buy-out plan from the application following discussion with State officials who suggested the tenant buy-out plan raises feasibility issues that could detract from the application’s competitiveness. Mazzarella noted that there are two other Low-Income Housing Tax Credit projects in Tompkins County that are applying for funding in the same funding round, so they wanted to submit a very competitive application. He apologized for not informing the IURA earlier about the project change. Cummings stated that she was disappointed that the IURA did not receive notice about a substantial change like this until after the decision was made. Farrell agreed. Cummings urged INHS to develop home ownership projects. Mazzarella indicated that they have 75 units of home ownership housing in their project pipeline for the City and Town of Ithaca. 2. 2011 Action Plan, HUD Entitlement Program, IURA requirements foreclosed property redevelopment project Mazarella indicated he would try to accommodate IURA requirements and preferences for the project to demolish and construct new affordable housing at 507 Cascadilla Street and 305 East Falls Street. Mazzarella explained that the plans submitted with their funding application were Ithaca Urban Renewal Agency IURA NI Committee Minutes March 11, 2011 Page 2 of 3 only conceptual to show basic conformity with zoning and to illustrate their intention to develop traditional style of housing with front porches and gable roofs. Following discussion with Mazzarella, the Committee agreed on the following preliminary project requirements: 305 East Falls Street 1. Demolition and new construction of two for-sale housing units (a 2-bed and a 3-bed unit) 2. Energy Star certified 3. LEED certified 4. Inclusion of a full facade front porch as shown in your 12-13-10 conceptual plans 5. Inclusion of a driveway to allow parking behind the front facade of the building and to make possible vehicular access to the rear yard. No on-site parking to be located in front of the building facade. 6. Location of the building near to sidewalk to be contextual with the majority of homes on E. Falls Street. The IURA is willing to write a letter of support to the BZA should a front yard variance be required. 7. Hardwood flooring shall be installed in downstairs living and dining rooms. 8. Building shall include a full height basement with possible window wells and exterior cellar bulkhead door. 9. Primary siding material shall be cement fiber clapboards. The Committee expressed a preference, but not a requirement, for inclusion of second bathroom on the ground floor, especially for the 3-bed unit. 507 Cascadilla 1. Demolition and new construction of a 2-bedroom, for-sale housing unit 2. Energy Star certified 3. LEED certified 4. Inclusion of a full facade front porch as shown in your 11-19-10 conceptual plans 5. Inclusion of a driveway to allow parking behind the front facade of the building and to make possible vehicular access to the rear yard. No on-site parking to be located in front of the building facade. 6. Location of the building near to sidewalk to be contextual with the majority of homes on E. Falls Street. The IURA is willing to write a letter of support to the BZA should a front yard variance be required. 7. Hardwood flooring shall be installed in downstairs living and dining rooms. 8. Building shall include a full height basement with possible window wells and exterior cellar bulkhead door. 9. Relocate kitchen out of front room. 10. Primary siding material shall be cement fiber clapboards. The Committee expressed a preference, but not a requirement, for inclusion of a ground floor bathroom. There were strong, but divergent, opinions among the Committee members regarding the desirability of rear (southerly) covered porches versus open rear decks or a rear stoop on both homes, but no consensus was reached on this issue. IURA NI Committee Minutes March 11, 2011 Page 3 of 3 Farrell clarified that INHS will analyze the above-listed project characteristics for feasibility with their design team and communicate back to the IURA whether they are acceptable or raise concerns. Upon receipt of this communication, the NI Committee will work with INHS to craft a mutually acceptable recommendation to the IURA for their consideration on what project characteristics are appropriate to specify in the IURA/INHS funding agreement. Mazzarella reported that INHS has filled the vacant position to staff the mini-repair program. 3. Area variance request for Seneca Way Apartments, 140 Seneca Way - discussion Members reviewed the Site Plan Review Application Report for the Seneca Way Apartments project, dated December 22, 2010 and discussed the area variances requested for building height, parking and loading. Concerns were expressed that a 57.5 foot building within 10 feet of the R-2a zoning district line would negatively impact the E. Seneca Street residential neighborhood. Cummings recommended development of correspondence from the Committee opposing the area variances requested. Farrell noted that project advances some objectives of the IURA, such as increasing housing choices in the City, increasing property tax revenues, and a development of a mixed-use building, but conflicts with other objectives to protect existing residential neighborhoods, especially those located at edges of commercial zoning boundaries. She encouraged modification of the project to address the close proximity of the building height to existing residences. After further discussion, the Committee approved by consensus development of a letter recommending denial of the area variances for the project (see attached draft letter). VI. Old Business - none VII. Staff Report - none VIII. Motion to Adjourn The meeting was adjourned at 11:20 AM. END Attachment: draft letter regarding Seneca Way Apartments Minutes prepared by A. Vargo, edited by N. Bohn j:\community development\admin files\minutes\nic\2011\3march\ni 3-11-11 nb edit.doc