HomeMy WebLinkAboutMN-IURAED-2022-10-11Approved/Adopted: 11/8/22 8 108 E. Green St.
Ithaca, NY 14850 (607) 274-6565
MEETING MINUTES
ITHACA URBAN RENEWAL AGENCY
Economic Development Committee (EDC)
3:30 P.M., Tuesday, October 11th, 2022
Common Council Chambers,108 E. Green St., Ithaca, NY 14850
Present: Chris Proulx, Chair; Doug Dylla, Vice-Chair; Charlotte Hamilton; Leslie Ackerman; Donna
Fleming
Excused: None.
Vacancies: 1
Staff: Nels Bohn; Charles Pyott
Guests: IN-PERSON
Steve Flash, Finger Lakes Development, LLC
VIRTUAL
Scott Whitham, Whitham Planning Design Landscape Architecture, PLLC
Lynn Truame, Ithaca Neighborhood Housing Services, Inc. (INHS)
Jacob von Mechow, Whitham Planning Design Landscape Architecture, PLLC
Jeff Rimland, Finger Lakes Development, LLC
Sam Quinn-Jacobs, City Planning & Economic Development Division
Victoria Neenan, Ithaca Neighborhood Housing Services, Inc. (INHS)
I. Call to Order
Chair Proulx called the meeting to order at 3:30 P.M.
II. Agenda Additions/Deletions
None.
III. Public Comments (3-minute max. per person)
None.
IV. Review of Meeting Minutes: August 23rd, 2022
Dylla moved, seconded by Hamilton, to approve the minutes, with no modifications.
Carried Unanimously: 5-0
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October 11, 2022
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V. Community Lending
A. Close-Out of COVID-19 Small Business Resiliency Fund (SBRF) Program
Bohn explained the proposed resolution would serve to formally close out the SBRF program and
reallocate the remaining $13,645.56 balance from SBRF back to the Economic Development Revolving
Loan Fund (ED-RLF).
Dylla moved, seconded by Ackerman (as amended):
Reallocation of Small Business Resiliency Fund (SBRF) Balance to
Economic Development Revolving Loan Fund (ED-RLF)
WHEREAS, on April 2, 2020, the IURA allocated $140,000 of economic development revolving loan
funds to capitalize a COVID-19 Microenterprise Resiliency Program to assist local microenterprise
businesses stabilize and survive the COVID-19 pandemic, and
WHEREAS, the City, IURA, Downtown Ithaca Alliance (DIA), Tompkins County Area Development
(TCAD) (now known as Ithaca Area Economic Development or IAED), and Alternatives Federal Credit
Union (AFCU) collaborated on development of the Small Business Resiliency Fund (SBRF), a program
to assist local businesses economically injured by the COVID-19 pandemic, administered by AFCU,
and
WHEREAS, the IURA entered into a funding agreement with AFCU to deliver the IURA component of
the SBRF, and
WHEREAS, the SBRF provided up to $5,000 in forgivable loans for operating expenses to eligible
businesses which agreed to provide personal financial guarantees to secure each loan, and
WHEREAS, loans were eligible to be forgiven upon receipt of complete and satisfactory
documentation that the loan funds were used for legitimate and eligible business operating
expenses, and
WHEREAS, the IURA/AFCU funding agreement’s term ran from April 15, 2020 to December 31, 2021,
and
WHEREAS, AFCU delivered loans totaling $135,800 to 29 local small businesses from the IURA
component of the program, and
WHEREAS, vouchers totaling $13,645.56 submitted by AFCU to the IURA for reimbursement lacked
complete and satisfactory documentation the loan funds were used for legitimate and eligible
business operating expenses by assisted businesses, and
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October 11, 2022
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WHEREAS, AFCU earned $4,070.00 of up to $4,200.00 available in delivery fees, leaving an additional
balance of $126.00 unallocated from the authorized project funding, and
WHEREAS, the IURA/AFCU funding agreement has expired and AFCU has indicated its efforts to
obtain the remaining eligible cost documentation have been exhausted; now, therefore, be it
RESOLVED, that the IURA hereby reallocates $13,645.56 from SBRF back to the Economic
Development Revolving Loan Fund (ED-RLF).
Carried Unanimously: 5-0
B. Shared Commercial Kitchen Feasibility Study — Report
Bohn explained the feasibility study included with the agenda materials will be discussed in greater
detail at the next Committee meeting. The IURA provided $5,000 towards the study, which was
matched with $5,000 from Ithaca Area Economic Development (IAED), as well as a $16,000 pro bono
consultant contribution.
Proulx asked if the Committee had any initial comments or questions about the study.
Hamilton remarked she did not see anything in the study that addressed how the kitchen would be
staffed and how staff recruitment/management would be handled. She wondered about the kitchen’s
worst-case financial projection, if it takes a long time to recruit tenants. She saw no reference to a
ramp-up period for recruiting the kitchen’s tenants. The study seems to assume on day one it would
have all its tenants, which does not seem realistic. Overall, however, it seems like a great study. She is
pleased the IURA helped fund it and would be excited to learn more about it over the coming months.
Ackerman indicated she is interested in what the next steps would be, especially since time seems to
be a factor, if the space is leased by a third party.
VI. Urban Renewal Project
A. Inlet Island
1. Revised Sponsor Submission — Review
Proulx announced that Ackerman recused herself from discussion and any action on the Inlet Island
Urban Renewal Project, due to her employment with Ithaca Neighborhood Housing Services, Inc.
(INHS), which is on the project’s development team.
(Ackerman departed at 3:44 p.m.)
Von Mechow walked through the following presentation slides, noting the site design plan was revised
to address the issues the Committee raised previously. Whitham added it is a preliminary conceptual
design plan, so it remains subject to change (e.g., grading, building footprints, design elements).
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October 11, 2022
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October 11, 2022
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Von Mechow touched on the following design elements:
• food trucks utility hookup and small plaza
• kayak/canoe rack and launch
• extensive street lighting for activity after sunset
• small elevated private space for INHS building (screened with landscaping) and seat
walls/benches
• shade trees and landscaping
• widening of existing paving along seawall to connect to existing trail (matching the trail width)
• existing private dock would be made publicly accessible off the inlet
The “Limits of Development” slide shows an area in purple of features the development team felt
confident it could commit to, including sidewalk connections and crosswalks, to move pedestrians out
of the throughfare. The areas outlined in pink would require coordination with DEC.
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October 11, 2022
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The area delimited in blue on the “Limits of All Improvements” slide represents improvements that
neighboring property owners would need to be responsible for implementing. They are planned
improvements the property owners have been receptive to, but which the developers cannot promise
to complete. Public areas are demarcated in blue on the “Public/Private Diagram,” with private
property outlined in red. Further discussion needs to take place with INHS regarding public access
easements. The design team also relocated the property lines as close to the INHS building as possible.
Von Mechow noted the developers feel confident they have addressed the key concerns raised by the
Committee (e.g., public playground, circulation improvements, waterfront access, promenade upgrade,
benches along trails). There is also a memorandum in the agenda packet enumerating the amenities
being offered for the Coast Guard Auxiliary (CGA) building.
Bohn noted plans for the flexspace and DEC negotiations for acquisition of the 508 Taughannock
Boulevard property have moved forward. Originally, DEC wanted to have flood/dredging logistics
established at the northern side of the island, but it is now open to having flood/dredging logistics
focused on the flexspace. The City also appears to be satisfied with that approach.
Fleming asked when the City would know that negotiations with the DEC have been entirely finalized.
Bohn replied it may take some time, since many DEC divisions would be involved.
Hamilton asked if anything had been done to respond to the public comment about creating a public
restroom. Von Mechow replied there would a restroom in the lobby/café of the Stays building, during
regular business hours.
2. Disposition & Development Agreement (DDA)
Dylla moved, seconded by Fleming:
Inlet Island Urban Renewal Project —
Authorize Disposition & Development Agreement (DDA)
WHEREAS, the IURA and the City of Ithaca collectively own approximately 2.5 acres of underutilized
land on Inlet Island (Project Site), and
WHEREAS, in April 2021, the IURA issued a Request for Expressions of Interest (RFEI) for conceptual
development proposals at the Project Site, and
WHEREAS, the IURA sought an urban renewal project that will improve the physical, social, and
economic characteristics of the project site and surrounding area, and advance goals and objectives
of the 2015 City’s comprehensive plan, and its Waterfront Plan chapter adopted in 2019, and
WHEREAS, The Waterfront Plan encourages the following land use objectives:
Mixed-use development
Housing opportunities at all income levels
Public access to the waterfront
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October 11, 2022
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Better multi-modal connections
Vibrant waterfront, and
WHEREAS, on June 24, 2021, the IURA selected Finger Lakes Development, LLC (Sponsor), pursuant
to section 507 of General Municipal Law, to sponsor a proposed Inlet Island Urban Renewal project
based on their conceptual RFEI submission, subject to the following conditions:
• Commitment from the developer to share environmental clean-up costs;
• Clarification of Finger Lakes Boating Center’s commitment to make improvements, in terms of
visual access and limited boat storage;
• Commitment by the developer to address the U.S. Coast Guard Auxiliary’s need to maintain its
water access and continued operations; and be it further
WHEREAS, in consultation with Common Council, a project objective was clarified to read:
Ground-Level Activity: The development program shall include public amenities and
programming to enhance ground-level activity and attract City residents to Inlet
Island in a manner that does not result in a reduction of the proposed affordable
housing units in the project, and
WHEREAS, on December 21, 2021, the IURA entered into an Exclusive Negotiation Agreement
(ENA) with the Sponsor, establishing a framework for negotiations, including a list of development
and feasibility “issues to be resolved”, and performance milestone schedules, and
WHEREAS, on August 8, 2022, Sponsor submitted a detailed development program and other
project information specified in section III of the ENA, and
WHEREAS, on August 25, 2022, the IURA found that the 8/8/22 submission did not satisfactorily
address all issues necessary to structure a proposed Disposition and Development Agreement and
authorized extension of the ENA to allow for a revised resubmission, and
WHEREAS, the IURA Chairperson issued a Memorandum of Unresolved Issues, dated August 31,
2022, to the Sponsor,
WHEREAS, an updated submission from the Sponsor was received on 10/4/22, and
WHEREAS, per the ENA, upon receipt of a complete Sponsor submission the IURA shall submit a
proposed Disposition and Development Agreement to the Sponsor within 30 days or seek a time
extension via resolution of the IURA, and
WHEREAS, should IURA submit a proposed DDA, Sponsor has a 15-day period to execute the
agreement or submit a counteroffer, or the ENA terminates, and
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October 11, 2022
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WHEREAS, on October 11, 2022, the IURA Economic Development Committee reviewed the
Sponsor’s updated submission against unresolved issues identified in the August 31st memo
including:
• ground level activity
• public waterfront access
• Coast Guard Auxiliary
• marina operations
• final project site
• various clarifications
Now, therefore be it
RESOLVED, the IURA finds that the updated 10/4/22 Sponsor submission of the proposed detailed
development program and other project information does satisfactorily address remaining
unresolved issues for the IURA to structure a proposed Disposition and Development Agreement
for the Inlet Island Urban Renewal Project subject to the following conditions/clarifications:
1. Sponsor’s accommodation to the Coast Guard Auxiliary Flotilla 2-2 (CGA) to continue to offer
safety and educational programming shall include (A.) free use of a conference room in the Stays
hotel facility for monthly meetings of the CGA at no cost unless special services are requested, and
(B.) a standing offer to the CGA to use the conference room at other times at the hotel’s “best
preferred rate,” and
2. Sponsor shall make a good faith effort to pursue permitting and installation of a public access
floating dock at “Lookout Point.”
And be it further,
RESOLVED, that the IURA Chairperson, subject to review by IURA legal counsel, is hereby
authorized to submit a proposed Disposition and Development Agreement to the Sponsor to
implement this resolution.
Carried Unanimously: 4-0
B. East Hill Fire Station (EHFS) Report
Bohn reported the sale of the 309 College Avenue property is moving forward, including finalization of
the terms of the DDA. The project is also been moving through the Site Plan Review (SPR) process and
no major issues have emerged.
VII. Old/Other Business
A. IURA Financials Review: August 2022
Bohn reported all loan repayments are current, except the Tompkins Community Action (TCAction) loan,
which is being worked out. All lease payments are now current.
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October 11, 2022
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B. Staff Report
Bohn reported the City’s Restore NY6 (“Cayuga Street Rehabilitation”) $2M application was completed
and submitted. The project consists of the rehabilitation of two adjacent vacant commercial multi-story
buildings (115-121 S. Cayuga St. and 123 S. Cayuga St.). The buildings would be redeveloped for mixed-
use (i.e., office, housing, retail), including 16 new affordable housing units and a new restaurant.
Bohn reported the City also submitted its $10M NYS Downtown Revitalization Initiative (DRI) application
for redevelopment of the W. State Street corridor, stretching from The Commons at Aurora Street to the
Cayuga Inlet, providing a more robust connection between The Commons/downtown and the
Waterfront/West End areas.
VIII. Adjournment
The meeting was adjourned by consensus at 4:42 P.M.
— END —
Minutes prepared by C. Pyott, edited by N. Bohn.