HomeMy WebLinkAbout11-19-19 Board of Public Works Meeting AgendaBPW Meeting
Board of Public Works
AGENDA ITEMS
To e lc
. Call to Order/Agenda Review
2. Mayor's Communications
3. Communications and Hearings from Persons
Before the Board
4. Response to the Public
5. Reports
A. Special Committees of the Board
B. Council Liaison
C. Board Liaisons
D. Superintendent and Staff
6. Administration & Communications
DATE: November 19, 2019
TIME: 6:00 pm
LOCATION: 3rd Floor,
City Hall, Council Chambers
108 E. Green St., Ithaca
Votin Presente
No Mayor Myrick
No Mayor Myrick
No Public
No Commissioners
No Various
Time
Allowed
5 min.
15 min.
7. Buildings, Properties, Refuse & Transit
A. Recommendation Regarding IURA Conveyance of Yes Nels Bohn, IURA 20 min.
Western Portions of the Green Street Parking The Vecino Group
Garage for Redevelopment — Resolution
A short presentation is planned to explain the plans for the Green Street Parking Garage
Redevelopment Project from The Vecino Group.
8. Highways, Streets & Sidewalks
9. Parking & Traffic
A. Proposed 2020 Parking Rates — Resolution Yes Supt. Thorne 10 min.
The proposed 2020 parking rate resolution is enclosed for the Board's consideration.
B. Go Ithaca Commuter Program No Supt. Thorne 15 min.
The Downtown Ithaca Alliance and Go Ithaca have submitted a proposal for a new
Transportation Demand Management (TDM) Program for the downtown area of the City.
10. Creeks, Bridges & Parks
A. Donations and Memorials Policy from PRNC No Supt. Thorne 15 min.
Additional reviews are being conducted. The updated draft will be made available at the
meeting.
11. Water & Sewer
12. New Business
13. Adjournment
Date Created: November 13, 2019
No
Yes
If you have a disability that will require special arrangements to be made in order for you to fully participate in the meeting, please contact the City Clerk at
607-274-6570 at least 48 hours before the meeting.
The Board of Public Works meets on the second and fourth Mondays at 4:45 p.m. All meetings are voting meetings, opening with a public comment
period. Meeting agendas are created from prior public input, Department operating, planning issues, and requests made to the Superintendent. The
Board reserves the right to limit verbal comments to three minutes and to request written comments on lengthy or complex issues. This information may
then be used to create committee agendas, with the speaker or author invited to attend.
7A. Recommendation Regarding IURA Conveyance of Western Portions o he Green
Street Parking Garage for Redevelopment — Resolution
WHEREAS, the City of Ithaca owns tax parcel #70.-4-5.2 located a 120 E. Green S
as a public parking facility, and
ee
used
WHEREAS, on October 4, 2017, the City of Ithaca Common Council authorized transfer of the
Green Street Parking Garage property located at 120 E. Green Street (Tax Parcel #70.-4-5.2)
to the Ithaca Urban Renewal Agency (IURA), via an option agreement, for the purpose of
structuring a proposed property sale and development agreement with a preferred developer
to undertake an urban renewal project subject to approval by the Common Council, and
WHEREAS, on December 13, 2018, the IURA designated Vecino Group New York, LLC
(Vecino) as the preferred developer to redevelop the west and center sections of the Green
Street Garage redevelopment site, and
HEREAS, on August 29, 2019, the IURA conditionally approved a Disposition and
Development Agreement (DDA) with Vecino for the project that defines the terms for
conveyance of the project site and the redevelopment project, and
HEREAS, the DDA includes the following terms:
1. Seller: Ithaca Urban Renewal Agency
2. Purchaser: Vecino Group New York, LLC
3. Project Site: West and Center sections of Green Street Garage Site a 2 E. Groan
Street
4 Sales Price: $1.00
Major Project Elements:
218 units of affordable housing
49,000 sf conference center
351 public parking spaces (4 -deck vertical expansion of center section
Retention of existing 5 -screen cinema
Conversion of City Hall surface parking to City Hall Park, and
Parking Lease: 30 -year City lease of parking at approximately
$2,250/space/year, with City option to re -acquire parking at end of the lease e
. 2,000 sq. ft. of ground floor space for DPW use, and
WHEREAS, execution of the DDA is contingent upon Common Council approval, who i
scheduled to discuss this matter at their December 4, 2019 meeting, and
WHEREAS, when public property is being considered for conveyance it is appropriate for the
Board of Public Works to advise the Common Council about the impact of the conveyance on
public works, and
WHEREAS, Vecino proposes to demolish the western section of the Green Street Garage and
construct a 4 -deck vertical expansion of the center section, resulting in a total of 351 parking
spaces in the center section, approximately equal to the number of parking spaces currently
available in the west and center sections, and
Page 2 of 5
HEREAS, the parking facility is proposed to be leased to the City of Ithaca for a 30 -year
erm, with the right to the City to reacquire the parking facility at the end of the lease term, and
WHEREAS, during the parking lease term, the City will operate, maintain and set parking
rates of the parking facility, and
WHEREAS, continued City ownership of the western section of the Green Street parking
garage will require decommissioning or reinvestment in the near future; now therefore be i1
RESOLVED, That the Board of Public Works hereby determines that the conveyance of the
west and center sections of the Green Street Parking Garage for conveyance to Vecino to
undertake an urban renewal project to include 351 public parking spaces leased to the City o
Ithaca does not adversely impact City of Ithaca public works, and be it further
RESOLVED, that the Board recommends that the Common Council take timely action to
address structural deficiencies identified at the Green Street Parking Garage, including but not
limited to, conveyance of the western portions of the parking facility to Vecino for the purposes
of undertaking a mixed-use urban renewal project that includes a 4 -deck vertical expansion of
the center section of the parking facility.
Page "3 of 5
HI I HAM
'1, \\\\t, & 1)1‘,IGN.,1'11C
November 7 2019
Nels Bohn
Director of Community Development
Ithaca Urban Rene' ii .,Ngencv
108 E Green Street
Ithaca, NY 14850
Via Email: Lofithaca.org
Re. „Nsteri — Green Street Garage Redevelopment — PEDC Public I -Tearing Materials
Dear Nels:
On behalf of the project team, attached please find updated material for the -sten— Green Street Garage
Redevelopment project to supplement previously submitted materials.
These updates reflect the littest based on our coordination with the IL'R\ and its suhomn itees and staff, and are
summarized as follows.
b' Project boundary map, showing boundary of parcel to be conveyed to Vecino
• Conceptual rendering of project
• Conceptual site plans
• Current projected project budget estimate by programmatic area
These materials will be described further during the upcoming November Planning and Economic Committee( omnnliltL leering
Ind Public Hearing for this project. We look forward to our discussion on what we feel is an exciting- proposal.
Sincerely,
K:ire Chesebrough
Scni,,r Designer, Ain Planning 8,-. Design
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August 282O19.
Disposition and Development Agreement
Green Street Garage Mixed Use Urban Renewal PrMect
Section
West and Cerlter Sections
Ithaca, NY
Table •�f Contents
Page
Purpose of Agreement 1
ii. Relationship to Exclusive Negotiation Agreement
iii. The
iv. The
V. Parties to the Agreement & Developer Disclosures
Vi. Purchase Price
Vii. City Option and Purchase Agreement
viii. Conditions for Sale and
ix. Costs and Expenses.......................................................................................7
x. Open Book
Xi. Good Faith and Fair
xii. Fixtures, Systems and Personal Property ......................................................8
Xiii. Prevailing Wages on Parking Construction... 8
.841.15,0“".(911•01116011"000405,9,“."6416,0.11.999........
xiv. Other Provisions
Attachments
1. Proposed Site
2. Project Term Sheet
3. Schedule of Performance Mile tones
4. Standard Housing Unit Plans
5. Ithaca Asteri Apartment Occupancy
6. Site Lease Encumbrances — Theater Space Beneath Green
7. Letter of Intent for Parking Financing
8. Developer's [NA Submission, 6/24/19, including updated
6/27/19
Street Garage Diagram
Financing Plan for Parking, dated
August 28, 2019
DISPOSITION AND DEVELOPMENT AGREEMENT
Green Street Garage Mixed -Use Urban Renewal Project
West and Center Sections
Property Located at 120 East Green Street, Ithaca, NY
WHEREAS, on December 13, 2018, the Ithaca Urban Renewal Agency designated Vecino Group New
York, LLC as the preferred developer, and qualified and eligible sponsor pursuant to Section 507 of
General Municipal Law, to potentially acquire a portion of Tax Parcel #70.-4-5.2, located at 120 E. Green
Street, Ithaca, NY, for the purpose of undertaking an urban renewal project to develop an in -fill, mixed-
use project, and
WHEREAS, on April 11,"2019, the Ithaca Urban Renewal Agency and the Developer entered into an
Exclusive Negotiation Agreement to define a mutually agreed upon urban renewal project and resolve
feasibility issues to implement the project, including conveyance of the project site to the Developer,
and
WHEREAS, on August 29, 2019, the Ithaca Urban Renewal Agency approved a proposed Disposition and
Development Agreement ("DDA") to define terms and conditions of the development transaction
between the Agency and the Developer, including project elements, business deal points, performance
milestones, financial obligations, project schedule and purchase terms.
WHEREAS, the DDA is subject to approval by both the Agency and the City of Ithaca Common Council,
following completion of environmental review,
NOW, THEREFORE, in the consideration of the mutual promises herein contained, the parties do hereby
agree as follows:
This DISPOSITION AND DEVELOPMENT AGREEMENT ("Agreement" or "DDA") is entered into this
day of 2020, by and between the ITHACA URBAN RENEWAL AGENCY, a New
York urban renewal agency created pursuant to general municipal law,_ with offices at 108 E. Green
Street, Ithaca, NY 14850 (the "Agency" or "IURA" or "Seller"), and VECINO GROUP NEW YORK, LLC, a
foreign limited liability corporation authorized to conduct business in New York, with a principal office at
305 W. Commercial Street, Springfield, Missouri 65803 and a New York office at 24 Fourth Street, Troy,
New York 12180 (the "Developer" or "Vecino" or "Purchaser"), according to the terms and provisions
set forth below.
PURPOSE OF AGREEMENT
The purpose of this Agreement is to provide for the disposition and development of the Site (as defined
below) currently owned by the City of Ithaca and authorized to be transferred to the IURA to implement
an urban renewal project in accordance with all applicable laws.
This Agreement is designed to achieve the development of the Site in a coordinated and comprehensive
manner. The Developer will undertake the development of the Site subject to terms and conditions set
forth in this agreement.
The economic provisions contained in this Agreement have been negotiated and approved based upon,
among other things: (1) the Developer's commitment to provide the capital funds necessary to develop
the Project on the Site and to accomplish the specific development obligations set forth in this
Agreement, including all of its Exhibits and Attachments, within the times in the manner and for the uses
set forth in this Agreement; and (2) the City's undertaking to dispose of the Site to Developer and to
meet its other specific obligations as set forth in the Agreement.
H. RELATIONSHIP TO EXCLUSIVE NEGOTIATION AGREEMENT
This Disposition and Development Agreement is the successor agreement to the Exclusive Negotiation
Agreement (ENA) between the Agency and the Developer. Upon Developer execution of the DDA, the
ENA is extended for a 75 -day period to seek the following approvals required prior to Agency execution
of the DDA:
IURA conditional approval of the DDA subject to Common Council approval, following a public
hearing on the DDA;
Board of Public Works declaration of the Site is surplus for public works purposes; and
Preliminary, non-binding determination by Common Council of its intent to approve, modify or
reject the DDA.
Following the Common Council determination of its intent to approve or modify the DDA in a manner
acceptable to the Developer, the ENA is extended for an additional 120 days to complete environmental
review, and a further additional 45 days to seek final approval of the DDA by Common Council and
Agency execution of the DDA.
II. THE SITE
The "Site" is that certain real property which is generally shown on the "Proposed Site Plan" included in
the Developers ENA submission, dated 6/24/19, and Commitment & Diagram Survey, dated 8/22/19,
which are Attachment #1 to this Agreement, subject to mutual agreement of the western boundary the
Site by the IURA and Developer. The Site is a portion of that certain parcel of land situated at 120 East
Green Street in the City of Ithaca, Tompkins County, New York identified as City of Ithaca Tax Parcel 70.-
4-5.2 consisting of approximately 63,000 square feet, and including the western and central sections of
the Green Street parking garage.
Upon mutual agreement of the boundaries, and any new encumbrances benefiting the project site or
the City of Ithaca, Developer shall purchase from Agency, and Agency shall sell and convey to Developer,
the Site in accordance with the terms and provisions of this Agreement.
Conveyance of the Site is subject to the following future easements encumbering the Site:
Public access easement along the pedestrian walkway between W. Green Street and The
Commons;
Fire egress easements through the center section of the Green Street Parking Garage
benefiting the Center Ithaca property owner;
Cross easement between the eastern and center sections of the
and pedestrian access in the parking facility; and
Public access easement along north side of the Project Site.
IV. THE PROJECT
parking facility for vehicle
Subject to the provisions of this Agreement, Developer shall design, develop, and construct on the Site a
high-density, mixed-use urban project ("Project"), which shall include the following components:
• 218 housing units affordable to households earning between 50%-80% of Area Median
lncome(AMI);
• Approximately 356 new and refurbished public parking spaces located in the center section of
the garage;
• A 49,000 sq. ft. conference center with street -level active use
• 2,000 sq. ft. of DPW lease space;
• retention of the Cinemapolis movie theater; and,
• Retention and improvement of the public pedestrian connectors including the north -south
connector between E. Green Street and The Commons (known as Home Dairy Alley) and the
east -west connector between City Hall and Home Dairy Alley.
In the event that the Developer and IURA mutually determined the conference center was not be
financially viable for inclusion in the Project as of January 23, 2020, the project will be modified to
exclude the conference center and increase the residential count to 273 units (all of which units shall be
affordable to households earning between 50% and 80% of the AMI) and provide a minimum of 9,000
sq. ft. of ground floor commercial use.
The Project shall further conform to the DDA Term Sheet (Attachment#2) and the Developer's ENA
Submission, dated 6/24/18, as updated through August 29, 2019 (Attachment#7) and the Schedule of
Performance Milestones (Attachment#3). The Developer's ENA submission includes specific project
information on site plan, information, project element updates, finance plan, construction plan,
compliance, and housing categories of the Project. Updates to the ENA Submission materials after the
date of Developer execution of the ENA Submission may be accepted by the Agency at their sole
discretion. The IURA is authorized to approve modifications to the Project upon written request.
The parties acknowledge that the exact scope, size, exact number of housing units, and other aspects of
the Project are subject to Developer's receipt of entitlements and permits from the City, execution of a
parking lease agreement with City, receipt of sufficient financing from various New York State agencies
to construct affordable housing, and receipt of financing commitments for the conference center.
Subject to the terms and provisions of this Agreement, Developer shall commence application for
entitlements and construction of the Project as stated in the Schedule of Performance and shall
thereafter diligently prosecute construction of the Project to completion.
PARTIES TO THE AGREEMENT DEVELOPER DISCLOSURES
The Agency
The Ithaca Urban Renewal Agency is a New York urban renewal agency created pursuant to general
municipal law, with offices located at 108 E. Green Street, Ithaca, NY 14850.
B. The Developer
The Developer is Vecino Group of New York, LLC, a foreign limited liability corporation authorized to
conduct business in New York, with a principal office located at 305 W. Commercial Street,
Springfield, Missouri 65803 and a New York office located at 24 Fourth Street, Troy, NY 12180.
C. Principals of the Developer
The principals of the Developer are as follows:
James Matthew Miller, CEO (42.5% interest)
Richard Gerald Manzardo, President (42.5% interest)
Kim Eileen Buche, CFO (15% interest)
D. Developer Point of Contact
The Developer has designated the following person(s) to negotiate the DDA with the Agency, and to
engage in activities necessary to determine the feasibility of the Development:
Richard Gerald Manzardo, President
Developer Disclosures
The Developer is required to make full disclosure to the Agency of its principals, officers,
stockholders, partners, joint venturers, and all other pertinent information regarding the Developer
and its associates.
Developer Assign en
Developer represents that its rights, obligations, and duties under this Agreement shall not be
assigned in whole or in part, without prior written authorization of the IURA, except as follows:
Developer may assign this Agreement to an affiliated entity to be formed, having the same
principals as Vecino Group New York, LLC, upon submission by Developer to the Agency of the
following information:
The name and address of the designee, its Certificate of Incorporation and by-laws,= if a
corporation, or its Articles of Organization and operating agreement, if a limited liability
company; and
Identification in writing of the Manager(s), Member(s) and all persons or entities with a 15%
or more ownership interest in the assignee.
VI. PURCHASE PRICE
The total purchase price for the Site shall be One and 00/100 U.S. Dollars ($1.00), for and in
consideration of the mutual covenants hereinafter contained, and other good and valuable
consideration the receipt and sufficiency of which is hereby acknowledged. In consideration of this
purchase price, the Developer agrees to continue the obligations under this Agreement.
VII. CITY OPTION AND PURCHASE AGREEMENT
The conveyance shall be subject to a purchase and option agreement executed with the City of
Ithaca to acquire the center parking section on the Site at the end of the City parking lease term at a
total purchase price equal to the outstanding principal balance of debt issued to construct, repair,
maintain or improve the parking garage.
VIII. CONTINGENCIES FOR SALE AND PURCHASE
This Agreement shall be subject to the following contingencies. Agency and Developer agree to
work diligently and in good faith to satisfy contingencies for sale and purchase of the Site. If any of
the contingencies are not met within the time frames set forth, or any extension of such time
frames agreed to by the parties in writing, either party will have the right to terminate this
Agreement by delivery of written notice of such termination to the other party. Each party must
deliver any such notice of termination to the other party no later than thirty calendar days after the
last day of the time period stated for the respective condition. In the event that either party delivers
such notice of termination to the other party, and notwithstanding any other term or provision of
this Agreement, this Agreement shall be deemed null and void and of no further force or effect.
The Chairperson of the Agency is hereby authorized to grant time extensions of up to 60 days to
satisfy any contingency for sale and purchase of the Site.
A. Contingencies To Be Met by Agency
Public Authorities Reform Act Contingency. Within sixty (60) days from the date of this
Agreement, Agency shall have complied with the requirements of the Public Authorities
Reform Act (PARA) to notify the NYS Authority Budget Office of the sale of real estate with a
fair market value of more than $100,000.00, pursuant to section 2897(6)(d) of PARA at least
ninety (90) days before the closing of the transaction.
Consent from Cayuga Green LLC Contingency. Within ninety (90) days from the date of this
Agreement, Agency shall have received written consent from Cayuga Green, LLC, the lessee
of the cinema lease premises, for any planned construction activities that unreasonably
interfere with lessee's or lessee's subtenants' use and occupancy of the cinema lease space,
such as temporary dislocation.
Consent from M&T Bank Contingency. Within one hundred twenty (120) days from the date
of this Agreement, Agency shall have received written consent from M&T Bank to discharge
or modify their leasehold mortgage on the Green Street garage premises to allow
conveyance of the Site to Developer. The leasehold mortgage acts as security for civic
facility revenue bonds issued in 2003 for the Cayuga Green project.
Lease Contingency. Within three hundred forty-five (345) days of the date of this
Agreement, Developer shall have received from Agency an executed parking lease
agreement with the City of Ithaca satisfactory to the Developer at the Developer's sole
discretion.
B. Contingencies to be Met by Developer
Superintendent of Public Works Contingency I - Within thirty (30) days from the date of this
Agreement, the City of Ithaca Superintendent of Public Works, or their designee, shall have
received preliminary construction documentation from Developer regarding the structural
construction method to vertically expand the parking garage and provided a written notice
to proceed with the structural construction method proposed based on evaluation of cost,
schedule, constructability and on-going maintenance over the 30 -year lease period.
Examples of differing structural construction methods are post -tension cast -in-place
concrete and pre -cast concrete.
City Controller Contingency — Private Financing of Parking Component. Within two hundred
seventy (270) days from the date of this Agreement, City Controller shall have received from
Developer a copy of the proposed private financing commitment for the approximately 350
space parking garage to be leased by the City of Ithaca t and provided written confirmation
that the interest rate and terms are acceptable.
Site Plan Approval Contingency. Within two hundred seventy (270) days of the date of this
Agreement, Developer will have received from the City of Ithaca Planning and Development
Board site plan approval for the project.
4 Subdivision/Lot Line Adjustment Approval Contingency. Within two hundred seventy (270
days of the date of this Agreement, Developer will have received from the City of Ithaca
Planning and Development Board any subdivision approval necessary for the Agency to
convey the Site to the Developer. Agency shall authorize Developer to act as Agency's
representative.
Payment -In -Lieu of Taxes Contingency. Within two hundred seventy (270) days from the
date of this Agreement, the Tompkins County Industrial Development Agency will have
approved a PILOT agreement for the Project satisfactory to the Developer at the Developer's
sole discretion.
6. Proposed Parking Lease Contingency. Within three (300) days from the date of this
Agreement, the City shall have received a proposed parking lease agreement with the
Developer.
7. Superintendent of Public Works Contingency II - Within three hundred thirty (330) days
from the date of this Agreement, the City of Ithaca Superintendent of Public Works, or their
designee, shall have received detailed construction documents from the Developer
regarding the construction and renovation of the center section of the garage and provided
a written notice to proceed with the proposed construction design.
8. Total Project Financing Contingency. Within three hundred sixty (360) days from the date of
this Agreement and prior to conveyance of the Site, Agency shall receive from Developer
(A) an itemized final development budget for the Project, and (B) proof of written
commitments of financing and any required equity in amounts sufficient to fully fund the
development budget, in a form and substance satisfactory to the Agency.
Demolition Permit Issuance Contingency. Within three hundred seventy-five (375) days of
the date of this Agreement, Developer shall have received from the City of Ithacan
demolition permit to demolish the western section of the Green Street parking garage.
0. Building Permit Issuance Contingency. Within four hundred twenty (420) days of the date
this Agreement, Developer shall have received from the City of Ithaca a building permit
authorizing vertical expansion of the center section of the Green Street parking garage.
This provision shall not be construed to obligate the City to issue the permit.
IX. COSTS AND EXPENSES
Each party shall be responsible for its own costs and expenses in connection with any activities
undertaken in connection with this Agreement.
OPEN BOOKS
Developer agrees to share information regarding the public parking and conference center
components of the project on an open book basis, no later than three (3) business days from a
written request from the Agency, including but not limited to review of all underlying assumptions
and data associated with the development budget, schedule of values, payment requests, pricing
and compensation.
XL GOOD FAITH AND FAIR DEALING
of
The parties recognize that the successful planning and execution of the Project, and their respective
ability to perform their obligations under this Agreement, will require extraordinary cooperation
among them. Accordingly, the Agency and Developer agree to operate in good faith and fair dealing
throughout the term of this Agreement, including (1) each will cooperate to facilitate the other's
performance, (2) each will avoid hindering the other's performance, (3) each will respond promptly
and completely to reasonable requests of the other, (4) each will proceed to fulfill its obligations
under this Agreement diligently and honestly, and (5) each will cooperate in the common endeavor
of completing the performance of this Agreement and the consummation of the transaction
contemplated by this Agreement in a timely and efficient manner.
XII. FIXTURES, SYSTEMS AND PERSONAL PROPERTY
Agency and Developer acknowledge that the City of Ithaca maintains various parking equipment and
fixtures on the Site, including but not limited to parking access control system, pay stations, security
cameras, and two-way video intercoms. The City will retain title to such fixtures, equipment and
personal property existing on the Site at the time of conveyance.
XIII. PREVAILING WAGES ON PARKING CONSTRUCTION
The public parking component of the project is presumed to qualify as a public work project unless
the NYS Bureau of Public Works makes a different determination based on project details. A public
work project requires New York State prevailing wages be paid to all workers employed on the
public work project. The construction contract for any public work project must include the
prevailing wage and supplement schedule.
The Developer shall incorporate NYS prevailing wages in the development budget for the public
parking component of the project and is responsible to comply with all requirements of a public
works project. In the event the NYS Department of Labor imposes any fines or fees on the City of
Ithaca or the Agency regarding construction of the parking component by the Developer, the
Developer agrees to reimburse such expenses.
XIV. OTHER PROVISIONS
A. Seller Representations
Agency represents, covenants and warrants to Developer as follows:
The Property is in compliance with all applicable zoning ordinances and all other codes,
ordinances, laws, regulations and requirements of any governmental authority or body
having jurisdiction, and Seller has not received any notice of any failure of the Site or any o
the improvements thereat to be in compliance with applicable zoning or other codes,
ordinances, laws or regulations.
Pursuant to the Exclusive Negotiation Agreement Developer, the Developer was obligated
to have obtained written results of a Phase 1 Environmental Site Assessment (ESA) and
authorized to conduct further on-site investigation to determine if the Site's environmental
condition is satisfactory. To Agency's knowledge, there have never been any and currently
there are no hazardous or toxic materials, substances, chemicals or wastes located, stored,
produced or present at, on, about or under the Site or the lands immediately adjoining the
Site, and there exist no underground storage tanks on the Site; if any underground storage
tanks formerly existed on the Site, such tanks, and any residue therefrom, were removed in
accordance with applicable law; and no condition exists on the Site in violation of any
applicable Federal, State or local law, regulation, ordinance, rule, code or order relating to
protection of the environment or to the production, storage, containment or disposal of a
hazardous or toxic substance.
4
. There is no pending litigation in any way involving the Site, or any portion thereof, and there
exists no requirement of any insurance carrier or mortgagee of the Site that work be
performed on the Site, which requirement remains outstanding.
Agency's sale of the Site in accordance with this Agreement shall not violate or conflict with
any provision of any agreement by which Agency is bound.
A portion of the Site is encumbered by a lease with Cayuga Green, LLC for the 10,883 sq. ft.
cinema lease space that will survive the conveyance. :Additionally,the City of Ithaca utilizes
a storage room and toilet room located adjacent to the cinema lease space, including rooms
G04, G05, and G06, totaling approximately 660 sq. ft. The conveyance shall be subject to a
lease with the City of Ithaca at no rent for these premises. Lease encumbrances are shown
on Attachment #5.
6 The premises is encumbered by a sublease to Community Development Properties, Inc., an
assignment of the sublease and a leasehold mortgage granted to M&T Bank to secure
Cayuga Green bonds issued in 2003. A condition for closing the transaction is to gain
consent from M&T Bank to release or modify the leasehold mortgage.
There are no pending or, to the knowledge of Agency, threatened claims for labor
performed, materials furnished or services rendered in connection with constructing,
improving or repairing the Site with respect to which liens may or could be filed against the
Property.
Agency has paid or will pay prior to the closing, in the ordinary course of Agency's business,
all bills, taxes, assessments and other payments due in connection with the ownership,
operation, construction, repair and maintenance of the Site:
None of the representations of Agency in this Agreement contains any untrue statement of
a material fact or omits to state a material fact necessary in order to make any
representation contained herein not misleading in light of the circumstances in which such
representation is made.
0. The representations set forth in this Section are true and correct as of the date of this
Agreement, shall be deemed to be repeated as of closing and shall survive the closing.
11gi From the date of this Agreement through the date of closing, Agency will not take any action
nor fail to take any action that is likely to cause any of Agency's representations to cease to
be accurate. If any of these representations fail or cease to be accurate, Developer may, at
Developer's sole discretion, terminate this Agreement upon delivery of written notice to
Agency or Agency's attorney.
B. Leases
Between the date of this Agreement and the date of closing, Agency shall not enter into any leases
of the Site or any portion thereof, nor any amendment or extension of any current lease other than
with Developer's prior written consent.
C. Closing Papers
Agency will provide the existing abstract for the Property to Developer upon request.
Developer shall be responsible for obtaining an updated abstract and survey at its own
expense.
Agency is required to furnish a warranty deed with lien covenant containing a description o
the premises to be conveyed to Developer, as shall be accepted and approved by
Developer's attorney free and clear of all encumbrances, containing a trust fund clause as
required by Section 13 of the Lien Law; and tax searches.
The parties shall cause all required searches, documents, and certifications obtained by
each party herein to be delivered to the other party's attorney at least 15 days prior to
closing.
4a 'If the Developer or the Agency's attorney has any objections to the marketability of the title
of any of the Property, the Developer's attorney shall furnish the Agency's attorney with a
written statement of objections thereto, and Agency shall then have ten (10) business days
in which to make said title marketable. In the event that the Agency is unable to do so, the
Developer may accept whatever title the Agency is able to convey or choose to cancel and
terminate this Agreement, and in such event neither party shall have any further liability to
the other hereunder.
D. Taxes and Assessments
AGENCY guarantees that, with the exception of the cinema lease premises, the Site is wholly exempt
from all real property taxes and none shall be due and owing as of the date of closing.
Possession and Closing
Possession shall be governed by satisfaction of contingencies contained in this agreement and any
separate lease agreement or pre -possession agreement between the Agency and Developer. The
closing shall take place as soon as possible, but no later than 400 days after the date of this
Agreement ( day of ,2021), unless an extension is granted by Agency.
Adjustments
Current taxes, water charges, rents and assessment fees shall be adjusted as of closing.
10
I'
G. Conditions of Property and Risk of Loss
The parties agree the Site shall be conveyed and accepted in its "as -is" condition. Agency shall
bear the risk of loss to the Site from the date of this Agreement to the date of closing in
accordance with applicable New York State law.
H.
No Waive
The failure of either party to enforce at any time the provisions of this Agreement or to exercise
any option provided herein, or to require the performance of any of the provisions of this Contract,
shall not be construed to be a waiver of such provisions. Such failure shall not affect the validity of
this Agreement in whole or part, or the right of each party to enforce each and every part of this
Agreement at a later time.
Binding Nature of Agreement
This Agreement shall be binding upon the parties hereto and upon their respective successors
and/or assigns. All representations, covenants and warranties set forth in this Agreement shall be
deemed to be repeated as of the date of closing hereunder.
No Broker
Both Developer and Agency both acknowledge that no real estate broker has been involved in this
transaction and that no sales commission or other fees are due.
. Notices
Any notices required or desired to be delivered in connection with this Agreement shall be delivered
by hand or by United States first-class mail, postage pre -paid, or by nationally recognized overnight
delivery service to the parties at their addresses set forth above, and in the case of any notices to
the Agency, with a copy to Mariette Geldenhuys, Esq., 401 East State Street, Ithaca, NY 14850.
1. Attachments & Exhibits
All attachments and exhibits to this Agreement are incorporated into this agreement and create
material obligations of the parties.
. Governing Law and Jurisdiction
This Agreement shall be governed in all respects by the internal laws of the State of New York as
applied to agreements entered into among New York residents to be performed entirely within New
York. The parties hereto agree that the exclusive venue and place of trial for the resolution of any
disputes arising in connection with the interpretation or enforcement of this Agreement shall be
Supreme Court, Tompkins County in Ithaca, New York with venue in Tompkins County, New York.
11 I
N. Date of Agreement
The date of this Agreement shall be deemed to be the date that a fully executed counterpart of this
Agreement is executed by the Agency.
0. Counterparts and Electronic Execution
This Agreement may be executed In any number of counterparts, each of which shall be enforceable
against the parties actually executing such counterparts, and all of which together shall constitute
one instrument. Execution and/or delivery of counterparts of this Agreement in electronic format,
whether via facsimile, a -mail, or otherwise, will have the same legal effect as execution and/or
delivery of original paper counterparts.
." ; Severability
In the event that any provision of this Agreement becomes or is declared by a court of competent
jurisdiction to be illegal, unenforceable, or void, this Agreement shall continue in full force and
effect without said provision; provided that no such severability shall be effective if it materially
changes the economic benefit of this Agreement to any party.
Q. Titles and Subtitles
The titles and subtitles used in this Agreement are used for convenience only and are not to be
considered in construing or interpreting this Agreement.
R. Assignment of Agreemen
Developer represents that its rights, obligations, and duties under this Agreement shall not be
assigned in whole or in part, without prior written authorization of the IURA at its sole discretion,
except as follows: Developer may assign this Agreement to an affiliated entity to be formed, having
the same principals as Vecino Group New York, LLC, upon submission by Developer to the Agency of
the following information:
The name and address of the assignee, its Certificate of Incorporation and by-laws, if a
corporation, or its Articles of Organization and operating agreement, if a limited liability
company; and
Identification in writing of the Manager(s), Members) and all persons or entities with a
15% or more ownership interest in the assignee.
. Worker's Compensation and Disability Insurance
As a condition for entry into this Agreement, Developer shall present evidence to the IURA that
Developer provides the minimum levels of workers' compensation and disability insurance coverage
required by the State of New York, or that such coverage is not required
T. Entire Agreement
This Agreement is the entire agreement between Seller and Purchaser concerning the subject
matter hereofNo prior representation or agreement shall be binding on the parties, other than as
set forth herein, and no modification of this Agreement shall be binding unless in writing and
executed on behalf of the party to be bound.
IN WITNESS WHEREOF, Agency and Developer have executed this Agreement as of the date set opposite
their signatures.
DEVELOPER:
cino Group NY, LLC
By:
\~-- Date: '�"�v =--' �
Rick Manzardo, President
AGENCY:
Ithaca Urban Renewal Agency
By: Date:
Svante 1. Myrick, Chairperson
Attachments to Agreement:
1. Proposed Site plan
Z. Project Term Sheet
3. Schedule of Performance Milestones
4. Standard Housing Unit Plans, 7/9/19
S. Ithaca Asteri Apartment Occupancy, 7/19/19
6. Site Lease Encumbrances —Theater Space Beneath Green Street Garage Diagram
7. Letter of Intent for financing, Mesirow Financial, 6/24/19
O. Developer's ENA Submission, 6/24/19 including updated Financing Plan for Parking Component, 6/27/19
Aplanning\ community development \dispositions\ green garage\agreements\dda \dda dated 8-28-18 approved by iura 8-29-19Aocx
Latest revision: 8/23/19
Project Term Sheet
Green Street Garage Mixed -Use Urban Renewal Project — West & Center Sections
GENERAL TERMS
Vecino DDA
Parties
• Vecino Group New York, LLC ("Vecino" or "Developer"), a foreign limited
liability corporation
• Ithaca Urban Renewal Agency ("IURA"), a New York urban renewal agency
Purpose
The purpose of this Agreement is to provide for the disposition and development of
the project site in compliance with a City of Ithaca Common Council approved urban
renewal project for a mixed-use redevelopment including public parking, affordable
housing, and either a conference center with street level active use or ground floor
commercial use with street level active use.
This Agreement is designed to achieve the development of the Project Site
in a coordinated and comprehensive manner. The Developer will undertake the
development of the Site subject to the terms and conditions as more set forth in this
Agreement.
Project Site
Portion of property tax parcel #70.-4-5.2 containing the western and center sections
of the Green Street parking garage.
Clarification of western bou ndary needed.
Sales Price
$1.00 in recognition of affordable housing to be developed at the Project Site.
Conditions for
Conveyance of
Project Site
1. Consent from Cayuga Green, LLC regarding construction impacts on cinema lease
2. Consent from M&T Bank regarding leasehold mortgage
3. Consent from Superintendent of Public Works regarding parking structural
method
4. Consent from City Controller regarding proposed financing terms for the parking
component
S. Site plan approval
6. Subdivision/|ot|ineadjustmen1appnova|,ifnecessory
7. Consent from Superintendent of Public Works regarding parking construction
plans
O. Execution of parking lease with City of Ithaca
9. Proof of project financing, including equity
10. Building permit issuance to demolish western section of garage
Reference
Documents
Terms and conditions of the development transaction shall comply with submissions
from Vecino attached to this Agreement, including but not limited to project
elements, finance plan, construction plan, logistic plan, compliance with public policy
Page 1 of 8
objectives and commitments made in the response to the RFP. Any conflict between
submissions shall be resolved in favor of the most recently dated submission. Any
conflict between Vecino submissions and the DDA shall be resolved in favor of the
DDA.
Attached Vecino submissions include but are not limited to, the following documents:
• ENA submission, 6/24/19
Letter of Intent for financing, Mesirow Financial, 6/24/19
Financing Plan for parking component, 6/27/19
Standard Housing Unit Plans, 7/9/19
Ithaca Asteri Apartment Occupancy, 7/19/19
Open Books
Cost of
Development
and
Construction
Cinemapolis
Mitigation Plan
Site Perimeter
Improvements
The IURA has the right at all reasonable times to inspect the books and records of the
Developer pertaining to the Project and Developer shall not unreasonably withhold
requested project information, including but not limited to market studies,
construction documents, submittals, and construction expenses. The IURA shall not
disclose any proprietary or confidential information subject to NYS Freedom of
Information Law.
The cost of developing the site and constructing all improvements shall be borne by
the Developer. The IURA, City and Developer shall each pay the costs necessary to
administer and carry out their respective responsibilities and obligations under this
Agreement.
Developer shall budget for, and implement, an IURA-approved plan to minimize and
mitigate impacts of construction on the occupancy of the cinema lease premises
located under the center section of the Green Street parking garage. This lease
premise is leased to Cayuga Green, LLC, whose tenant is 7th Art Corporation, Inc. DBA
Cinemapolis.
The goals of the mitigation plan are (1) to minimize the period of temporary
displacement, (2) schedule displacement -causing construction to occur at times that
reasonably minimize impact on the business, and (3) provide for the lessee and tenant
to be made financially whole from the direct financial impacts of any temporary
dislocation,(3) incorporate physical improvements in the Project to retain financial
viability and vitality after reestablishment of the displaced business on the Project
site.
Developer shall incorporate into the project site plan application IURA-approved
schematic plans for outdoor site improvements for landscaping, art, parking, lighting,
and improvements proposed for the perimeter pedestrian areas including the
extension of Home Dairy Alley, the 12' east -west ROW on the northerly portion of the
Project Site and the westerly area adjacent to City Hall. The plans shall clarify who is
responsible to fund and maintain such improvements.
HOUSING COMPONENT TERMS
Vecino DDA
Deliverable
218-273 unit housing project affordable to households earning between 50%-80% of
Area Median Income (AMI)
Projected Unit
Count
Preferred: 218 (includes conference center in project)
Alternate: 273 (if a conference center financing plan to be not viable by 1/23/20 as
mutually agreed by IURA and Vecino)
Projected Units
by Size
Preferred
Studio: 20%
1 -bedroom: 62%
2 -bedroom: 13%
3 -bedroom: 5%
Alternate 2.2(273 units)
Studio: 20%
1 -bedroom: 62%
2 -bedroom: 13%
3 -bedroom: 6%
Note: subject to results of market analysis report and negotiations with NYS HCR
Projected Units
by Income
Band
Preferred
50% AMI: 19%
60% AML: 71%
80% AMI: 10%
Alternate 2.2 (273 units)
50% AMI: __19%
60% AMI: 71%
80% AMI:, 10%
Note: subject to results of market analysis report and negotiation with NYS HCR
Unit Sizes
Compliance with Design Handbook, NYS Homes and Community Renewal (HCR)
applicable to 9% LIHTC projects but not necessarily applicable to 4% LIHTC projects,
hereinafter referred to as the "HCR Design Handbook".
Accessibility
Visitability: all units
Adaptable: all units
Accessible: 5% plus 2% for visual/hearing impaired
Natural Light
Compliance with HCR Design Handbook (all habitable rooms to include natural light
(minimum of 8% of floor area).
Page 3 of 8
Kitchen
Counter Top
Compliance with HCR Design Handbook (4.5 — 7.0 linear feet depending on unit size)
Kitchen
Shelving
Compliance with HCR Design Handbook (25 — 40 linear feet depending on unit size)
Bedroom Size
Compliance with HCR Design Handbook and City of Ithaca Housing Standards
(minimum of 80 sf habitable space for 1-person occupancy and 120 sf habitable space for
2-person occupancy)
Bedroom
Storage
Minimum 3'10" to 4'10" by 2" closet system with shelf and rod (no closet door)
Entry Storage
for Outerwear
Excluded to minimize public subsidy needed, though proposed in-unit bulk storage will
provide storage for outerwear
Bulk Storage
Compliance with HCRF Design Handbook (10 sf for efficiency, 20 sf for 1- and 2-bed units,
and 25 sf for 3-bed units).
Laundry
Common laundry facilities on at least every other floor
Community
Room
Compliance with HCR Design Handbook (at least 750 sf)
Property
Manager
CRM Rental anagement, Inc. or other firm approved by IURA.
Residential
Property
Management
1. Minimum management fee: $120,000/year or 6.0% of gross residential rents,
whichever is greater
2.On-site management office: required
3. On-site superintendent residential unit: required
4;' Minimum on-site staffing level: 60 hours/week for residential management and
an additional 60 hours/week for residential maintenance
5. Annual consultation with IURA on property management performance at IURA's
option
. Required resident and adjacent property owner survey conducted within 12-24
months of opening, with joint IURA/Vecino meeting to review responses.
PARKING COMPONENT TERMS
Vecino DDA
Deliverable
356 space parking facility in Center section of the existing Green Street parking garage,
including a 4 -level expansion of Center section and renovation of existing center section
parking. The project shall be designed to equal or exceed the features, quality, and quality
of the existing lower decks when they were completed in 2010.
Lessor
Vecino Group of New York, Inc.
Lessee
City of Ithaca
Lease Terms
30 -year lease subject to mutually acceptable terms.
Rent
Minimal amount sufficient to amortize debt for development of the parking component
over 30 -years, preliminarily estimated to be $2,000 per parking stall per year
($712,000/year), fixed, based on an assumed $12,600,000 development cost and
$1,000,000 of subsidy to be secured.
Right to Re-
Acquire at End
of Lease Term '
City option to re -acquire the garage at the end of the 30 -year term for $1 plus the
outstanding balance of any City -approved debt incurred for the parking component during
the lease period.
Contingency if
Financing
Costs are
Excessive
If proposed financing costs are deemed by the City of Ithaca to be excessive and result in a
parking rent rate exceeding $2,000/parking stall/per year, the IURA may withhold
conveyance of the Center section of the garage to the Developer for the City to construct
the parking component itself.
Design
The parking component shall be architectural compatible with the with existing Center
parking
Elevator
Addition of a second passenger elevator from the ground floor to the top parking deck
shall be included in the project design
LED Lighting
Existing ceiling lighting in the garage shall be upgraded to LED lighting.
Construction
Method
The proposed structural construction method proposed by the Developer to vertically
expand the parking facility shall be approved by the City of Ithaca Superintendent of
Public Works prior to developing detailed construction plans based upon the following
evaluation criteria: cost, schedule, constructability, and on-going maintenance over the
30 -year lease term.
Construction
Plans
The Developer shall obtain consent from the City of Ithaca Superintendent of Public orks
of construction documents prior to final bidding of construction.
Parking
Technology
The project budget shall include a budget allowance determined by the City for City -
designated parking technology, such as automatic vehicle counting systems and
programmable electronic signage.
Page 5 of 8
Costly Repair
&
Maintenance
Reserve Fund
The project budget shall include a costly repair and maintenance reserve fund which
expenditures are approved at the request of the Lessee (City). The fund shall be
capitalized as follows:
1. Any project surplus between actual costs incurred and projected project budget at
project completion, including but not limited to any remaining balances in the:
A. Construction contingency account, and
B. , Soft cost contingency account.
2. Rent received from lease agreement with Cayuga Green, LLC for the Cinema lease
premises (approximately $39,000 in 2019).
Public Works
Status
The parking project shall comply with requirements for a public works project, including
prevailing wage requirements, unless consent is received from the City of Ithaca.
Parking
Mitigation
Plan
A parking mitigation plan for construction workers, materials and vehicles shall be
submitted by Vecino and approved by the Director of Planning & Development prior to '
commencement of construction or demolition work.
The City of Ithaca shall be responsible for developing a parking mitigation plan during
temporary closure of the garage (anticipated to be 150 days).
Construction --
Schedule
The Developer shall begin and complete all construction and development within the
times specified in the Schedule of Performance attached to this Agreement, subject to
extensions for any periods of delay mutually agreed upon by the parties.
Completion —
Turn Key
At commencement of the lease, the parking component shall be in full compliance with all
applicable codes for occupancy and ready for public parking, including striping and
numbering of all parking stalls and installation of internal way finding signage.
City Role in
Construction
I
The City, as long-term lessee, shall be provided with sufficient Project information to
monitor construction, project costs, and compliance with applicable codes and regulations
for the parking component of the Project. All construction documents, including
subcontracts, change orders, submittals and shop drawings shall be submitted to a City
representative on a timely basis. The developer shall respond in writing to any concerns
raised by the City representative regarding these documents.
The Developer shall obtain consent from the City of Ithaca Superintendent of PublicWorks
of construction documents prior to final bidding of construction.
At least once a quarter during construction of the project, the Developer shall organize
and schedule a construction progress meeting to discuss and evaluate the progress and
status of construction of the parking component of the Project and resolve outstanding
issues. The meeting shall include representatives from the Developer, the general
contractor, and the City, and shall be scheduled at such time as are mutually satisfactory
to all parties. At least three (3) business days prior to the meeting, the Developer shall
submit to the City a written progress report of the construction. The report shall be in
such form and detail as may reasonably be required by the City and shall include a
reasonable number of construction photograms taken since the last report submitted by
the Developer.
If construction cost savings are realized, 90% of the savings shall accrue to the City in the
form of reduced rent or flow into the costly repair and maintenance fund at the City's
discretion.
Parking Access
Control
Equipment
Existing parking access control and revenue equipment is owned by the City and shall be
excluded from any property conveyance to the Developer. The City shall remain
responsible for owning, operating, and maintaining parking access control equipment,
including booths and pay stations, as well as any other equipment on the Site at the time
of conveyance.
CONFERENCE CENTER/STREET-LEVEL ACTIVITY COMPONENT TERMS
Vecino DDA
Deliverable
Approximately 49,000 sf conference center in design and finish acceptable to lessee
Lessor
Vecino Group of New York, Inc.
Lessee
TBD
Receipt of
Financing Plan
By January 30, 2020, the conference center sponsor shall submit a financing plan for the
conference center to the Agency and Developer.
Viability of the conference center financing plan shall be evaluated by Developer and IURA
as of January 22, 2020. If mutual agreement of the parties is that the financing plan is not
viable then the alternative ground floor plan shall substitute for the conference center
component.
Determination
of Viability of
Financing Plan
As soon as reasonably possible after receipt of the proposed financing plan, Viability of
the conference center financing plan shall be evaluated by Developer and Agency shall
evaluate the financing plan to determine if the plan is viable to secure project funding
without unreasonable delay. If mutual agreement of the parties is that the financing plan
is not viable, then the project will be modified to the Alternative Project.
Alternative
Plan
Ground floor: A minimum of 9,000 sq. ft. of commercial uses, including a minimum of
6,000 sq. ft. of retail use unless consent is granted by the !URA for alternative use.
Upper floors: residential use.
DPW
A minimum of 2,000 sq. ft. of space shall be made available for lease to the City for
Department of Public Works at terms acceptable to the City.
9A. Proposed 2020 Parking Rates -Resolution
WHEREAS, the Board of Public Works has considered the proposed 2020 rates for municipal
parking facilities in order to meet the adopted 2020 budget revenue project on, and
WHEREAS, the following chart contains the entire rate structure for all rates within the City fo
2020, and
RESOLVED, That the Board of Public Works hereby adopts the proposed 2020 parking rates
as follows in the attached table; and, be it further,
RESOLVED, That all rates shall go into effect Janua 1, 2020 and shall remain until the
Board of Public Works directs otherwise.
Monthly Permits
Actual
2019 Rates
Effective
1/1119
Proposed
2020 Rates
Effective
1/1/20
Amount
Changed
Seneca Garage, Day and Night
All Levels, Full Access
$100.00/mo
$100.00/mo
No increase
All Levels, Full Access (24/7)
$100.00/mo
$100°00/mo
No increase
2.13% increase
CPI
Contract with Hotel'
$58.95/mo
$60.20/mo
2.13% increase
CPI
2.13°I° increase
CPI
Contract with Cascade Plaza, LLC
$100.00/mo
$100.00/mo
No increase
Green Street Gara.e, Da and Ni ht
uga Street Garage, Day and Night
All Levels, Full Access
$100.00/mo
$100.00/mo
No increase
Contract with Cascade Plaza, LLC2
$580101mo
$59.34/mo
2.13% increase
CPI
Ca
uga Street Garage, Day and Night
All Levels, including Iong-term storage
$73.00/mo
$75.00/mo
3°I° increase
Worker's Special (M -F/10 hrs/day,
210 hrs/mo)
$60.00/mo
$62.00/mo
3°1° increase
Contract Cornell Rate
$55.80/mo
$56.99/mo
2.13°I° increase
CPI
Contract with County (Library)3
$73.00/ mo
$75.00/mo
% increase
TC 5
$64.24/mo
$66.00/mo
88% of posted
rate
Premium Area Rates
$131.00/mo
$135.00/mo
3% increase
Dryden Road Garage
Full Access (24/7)
$200.00/mo
$200.00/mo
No increase
Worker's Special (210 hrs/mo)
$159.50/mo
$159.50/mo
No increase
Part time Special (24/7, 105 hrs/mo)
$86.50/mo
$86.50/mo
No increase
Overnight Only Special (M-F/6pm-9am/
Free Weekends)
$159.50/mo
$159.50/mo
No increase
Primo Part time Special (24/7, 68 hrs/mo)
$56.50/mo
$56.50/mo
No increase
Other Non -Meter Permit Parking
Contract with County (DSS)3
$54.00/mo
$55.621mo
increase
Page 4of5
611 Buffalo St. Parking Lot Permit
$30.00/mo
$30.00/mo
No increase
Hourly Rates4
Actual
2019 Rates
Effective
Proposed
2020 Rates
Effective
Amount
Weekly Rates
; 1/1/19
1/1/20
Changed
Seneca Garage, Day and Night
$33.00
$33.00
No increase
Green Street Garage, Day and Night
$33.00
$33.00
No increase
Dryden Road Garage, 24 Hours
$61.00
$61.00
No increase
Hourly Rates4
Actual
2019 Rates
Effective
1/1/19
Proposed
2020 Rates
Effective
1/1/20
Amount
Changed
Seneca, Green, Cayuga Street Garages5
Per hour
$1/hour
$1/hour
No Change
Maximum
$10/day
$10/day
No Change
en rtoaa vara.e
0-24
Maximum
$1/hour
$15/da
/hour
5/da
No increase
No Chane
S.ecial Event Rate ;weekend da , entrance fee, 24 hour arkin
Downtown ara.es
No Chane
Parkin eters and Pa and Dissla
Surface Lot: Green Street Gara.e
Downtown
Collegetown
Thurston & Stewart Ave. Edgemoor
$2.25/hour
No max.
$1.50/hr
2 hr. max.
$1.50/hr
2 hr. max.
$0.75/hr
9 hr. max.
$2.25/hour
No max.
$1.50/hr
2 hr. max.
$1.50/hr
2 hr. max.
$0.75/hr
9 hr. max.
No Chane
No Chane
No Chan
No Chane
Foot Notes
1 — Volume discount rate for 104 spaces - see contract dated June 6 2006 Rate adjustment annually on 8/1
based on average increase in other rates, but not more than 3%
2 Up to 100 permits in Seneca Street Garage at posted rate (except handicap permits, are at special Cayuga
Garage rate), up to 20 permits in Green Street Garage (these permits will not be usable at any other garage), up
to 150 permits in Cayuga Street Garage, total not to exceed 250 permits. Right to purchase additional 150
permits at posted rates— see contract dated June 6, 2006. Rate to change for first 250 permits after August 1,
2007, "from time to time" based on percentage change in the CPI between adjustment dates.
3 — Commencing in 2015, the rate for County's Mental Health and Library employees is 100% of the market rate.
4 - Fees charged: Do nto n garages 2:00 a.m. to 11:00 pem.; onday through Friday: Dryden Road garage, 24
hours / 7 days.
5 — The City has an agreement with TC3 that allows TC3 to issue passes for students, clients, and customers, for
which the City charges TC3 88% of posted rates for the accumulated parking fees.
Go Ithaca Commuter Program
CONTEXT:
Go Ithaca is launching a commuter benefits program for downtown employees to reduce the number of single occupancy
vehicles in downtown garages. Go Ithaca is working with CCT, TCAT and other local transportation providers to
encourage commuters to use alternative modes of transportation, thereby reducing the number of single occupancy
vehicles in the downtown core.
Go Ithaca and its partners have developed a pricing model in which the partner and Go Ithaca both contribute 25%
discounts, thus leaving a 50% price to the customer. This is the model for almost all of our offerings.
GO ITHACA COMMUTER BENEFIT PACKAGES
Wonderful Walker
Beautiful Bicyclist
Trusty Transit Rider
Crafty Cayuga Carpooler
Gorges Green Carpooler
or
Stellar Seneca Carpooler
Walking equipment $50 credit
Lime $20 credit
TCAT rides (up to 15 each mo)
Ithaca Carshare $50 credit
Backup Ride Home
Biking equipment $50 credit
Lime $20 credit
TCAT rides (up to 15 each mo)
Ithaca Carshare $50 credit
Backup Ride Home
TCAT unlimited rides
Lime $20 credit
Ithaca Carshare $50 credit
Backup Ride Home
Carpooler permit for Cayuga Garage (3 ppl)
Lime $20 credit
TCAT rides (up to 15 each mo)
Ithaca Carshare $50 credit
Backup Ride Home
Carpooler permit for Green or Seneca Garage
(3 ppl)
Lime $20 credit
TCAT rides (up to 15 each mo)
Ithaca Carshare $50 credit
Backup Ride Home
$35 for one month OR
$145 for a full year
save 76% off retail
valise of $600 per year
save ggoyo, over a parklrig
perrrlitl
$35 for one month OR
145 for a full year
Save 76% off retail value of
$600 per year
Save 88% over a parking
permit!
48for one month OR
20 for a full year
Save 69% off retail value of
$800 per year
Save 79% over a parking
permit!
546 for one month OR
$275 for a full year
Save 66% off retail value of
$810 per year
Save 77% over a parking
permit!
52 for one month OR
$345 for a full year
Save 64% off retail value of
$950 per year
Save 710 over a parking
permit!
alkinglbiking equipment credit
$50 certificate for a purchase from a local merchant (***list here***), or $30 reimbursement on a related, purchase- subject
to Go Ithaca staff approval) from another source.
Lime credit
$20 credit on your Lime account for any trips on a Lime bike or Lime e -bike. Easiest to use with a smartphone and credit
card; contact Bike Walk Tompkins for support on using Lime without a smartphone or credit card.
TCAT pass
Either an unlimited (Trusty Transit) or 15 -ride (other packages) pass good on the entire TCAT system. Go Ithaca
members can replenish 15 -ride passes at a 50% discount if necessary.
Ithaca Carshare credit
$50 credit toward any Ithaca Carshare charge (application fee, monthly or annual membership, time and distance charges
for trips). Can be used by any Ithaca Carshare member in good standing (requires a separate application); driving history
and other requirements apply.
Carpooler parking permit
A shared garage parking permit for carpool groups (3 or more people), at your choice of Cayuga, Green, or Seneca
garages, with the ability to use the permit on any group member's car.
Occasional parking permit
Four free day passes per month to either Seneca or Green Street garages. Parking attendant must be present to redeem
free pass.
Backup Ride Home
Peace of mind if you travel to work without a personal vehicle. A call to 24/7 local staff facilitates free alternative
transportation home (or to your family member in an emergency) if your planned transportation falls through. See the-
cct.org/backupridehome for more information.
DETAILED DESCRIPTION OF BENEFITS
Carpool
Commuter purchases a package at goithaca.org after completing the commuter behavior surrey and signing
terms and conditions
Group of 3+ will register on goithaca.org as a carpool (naming who else is in their group), providing their name
and license plate number if they intend to drive with the carpool
Each member of the group will purchase their portion of the pass
Go Ithaca staff purchases a hang tag for Cayuga, Green or Seneca garage for group and mails it to designated
member
Participants are not able to purchase monthly parking passes in addition to their carpool pass
Coming soon: When carpooling, group can park in premium location parking spots
Ithaca Carshare
Commuter purchases a package at goithaca.org after completing the commuter behavior survey and signing
terms and conditions
Commuter will register on goithaca.org as a carshare user and pay for package online
The member can use the $50 credit towards any Ithaca Carshare balance.
4. Member applies online at www.IthacaCarshare.orq (approval as a member subject to driving history and other
factors).
Walk/Bike
1. Commuter purchases a package at goithaca.org after completing the commuter behavior survey and signing
terms and conditions
2. Commuter will register on goithaca.org as a walker or biker
3. They will receive a $50 gift certificate in the mail and can purchase anything they like from the list of Smart
Commute local businesses
4. (Alternatively, Go Ithaca members can be reimbursed $30 for a purchase from another source, subject to Go
Ithaca staff approval.)
Ideas of what to purchase:
• Walking shoes
• Bike
• Helmet
• Lock
• Bike tune-up
• Lights
• Bike repair tools/supplies
• Jacket
• Umbrella
• Gloves
• Scarf/face mask
• Reflective vest
Backup Ride Home[1]
(Program provided from CCT)
• All commuters that sign up for a package will automatically get enrolled in Backup Ride Home for free
• You can use a Backup Ride Home only on days when your commute plan doesn't include driving alone
• Once you have enrolled, you can use up to four Backup Rides per year (from the date you first enroll).
• Backup Ride Home can only be used in situations where you must unexpectedly work late, leave work early, or
when your planned transportation at the end of the workday is unexpectedly unavailable.
• The Backup Ride Home program is intended to support commuters who travel by modes other than driving alone.
It does not cover personal vehicle failures or poor road conditions when you drive alone.
• Call 607-319-3888, and you will be directed to local Ithaca Carshare staff who will confirm:
o That you are currently enrolled in the program
o That you traveled to work that day by a qualifying mode
o That you have not already used up your four Backup Ride Home trips for the year.
• We'll help you troubleshoot the situation and offer transportation choices to you. Ithaca Carshare staff can request
the ride directly with the eligible provider of your choice, or you may coordinate your own ride with Carshare staff
participating only to approve the ride to be billed to the Backup Ride Home program.
• Ithaca Carshare members may get a carshare car to take home overnight
• Trips by taxi or ridehail service may include up to one stop with a short wait time (10 minutes or less), such as to a
child's school or to a pharmacy, before your final destination. In addition to your home, you can also get dropped
off other places like:
o Your vehicle at a park and ride
o A child's school or daycare
o A medical facility where a family member is receiving care
o A destination that lets you complete your trip with a friend or family member
Occasional Parking Benefit
• Commuter purchases a package at goithaca.org after completing commuter behavior survey and signing terms
and conditions
• Commuter will state the number of daily parking passes they want (max 4/month) and pay accordingly
• TDM Coordinator mails Go Ithaca custom day passes to commuter
• Commuter hands passes to parking garage attendant during peak times to get free parking
• Parking attendant tells how many passes they got a month to Go Ithaca who will reimburse
Possible Member Bonuses[2]j[3]
Every month, Go Ithaca will host events to show our appreciation for smart commuters and to have fun! Here are some
ideas for potential events. To be reviewed regularly as the program develops.
• Downtown walking food tour
• Smart Commute Gala at the Ithaca History Museum
• Winter library bus hop
• Cocoa stroll: walk with your smart commuters to various downtown bakeries and coffee shops for sweet treats
• Happy Hour at the Bike Bar
• Sunday Brunch at Waffle Frolic
At sign up and for every renew after, members can choose one of the following benefits
• Cinemapolis ticket
• Ice cream at Green street pharmacy
• State theater ticket
• Donut at One Ring Donuts
• Bike skills class with Bike Walk Tompkins
• Coffee at Gimme!
After 6 months of participation, members will receive a $15 Downtown Ithaca Gift Card!
Lauren Gabuzzi
Go Ithaca Program Manager
Lauren@downtownithaca.com
607-277-8679