HomeMy WebLinkAboutMN-IURA-2024-02-23Approved: 3/22/24 108 E. Green St.
Ithaca, NY 14850 (607) 274-6565
MINUTES
ITHACA URBAN RENEWAL AGENCY
8:30 A.M., Friday, February 23rd, 2024
Common Council Chambers, Third Floor (City Hall)
108 E. Green St., Ithaca, NY 14850
Members: Chris Proulx, Chair; Karl Graham, Vice-Chair; Robert Cantelmo (Mayor) [virtual]; Donna
Fleming; Shaianne Osterreich; Ducson Nguyen (Common Council Liaison)
Excused: None.
Vacancies: 1
IURA Staff: Nels Bohn; Anisa Mendizabal; Charles Pyott [virtual]
City Staff: Lisa Nicholas
Guests: None.
I. Call to Order
Chair Proulx called the meeting to order at 8:31 A.M.
II. Agenda Additions/Deletions
None.
III. Public Comments
None.
IV. 2024 HUD Entitlement Grant Action Plan — PUBLIC HEARING #1
A. Review of Projected Funds Available & Public Hearing Format
Mendizabal explained that IURA staff anticipates the availability of $622,000 in Community Development
Block Grant (CDBG) Program funds and $317,000 in HOME Investment Partnerships Program (HOME) funds,
in addition to $160,000 in anticipated CDBG Program Income and $76,000 in recaptured/unallocated HOME
funds. The IURA received 22 funding applications in 2024. She added no Public Comments regarding the
Action Plan have been received to date.
B. Disclosure of Any Potential Conflicts of Interest
Nicholas disclosed that she serves on the Ithaca Neighborhood Housing Services, Inc. (INHS) board of
directors; however, she is not a voting member of the Board.
IURA Minutes
February 23, 2024
Page 2 of 9 On a motion by Fleming, seconded by Graham, and unanimously approved, Chair Proulx opened the Public
Hearing.
― ECONOMIC DEVELOPMENT APPLICATIONS ―
1. APPLICATION #7: CAREER & RESOURCES PROGRAM — BLACK HANDS UNIVERSAL (BHU)
Speaker Affiliation Comments-in-Brief
Harry Smith Black Hands
Universal (BHU)
The program is designed to graduate 15-20 people and find
permanent employment for 10-15 people, with a focus on developing
standard work skills/trades, career-readiness training, licenses, GEDs,
and certifications. BHU has reached out to the City and a number of
other funders (e.g., United Way, Community Foundation) for their
support. BHU primarily works in the West End section of the City, but
it is open to working in other parts of the City. BHU collaborates with
The Learning Web, Inc., Tompkins Consolidated Area Transit, Inc.
(TCAT), and Tompkins Workforce New York, as well as other
organizations.
Gladys
Brangman
Business Leaders
of Color
Graham observed that the budget in the application lists $31,500 in funding from the City. He asked what
year those funds were granted. Smith replied the funds were awarded in 2023, but they were not actually
received until late 2023, so they would also be spent in 2024.
Graham asked who would be responsible for grant documentation and reporting for the program. Smith
responded the organization has been working together as a team, with secretaries and instructors
individually keeping track of information they are responsible for. He would then prepare the actual
reporting himself.
Graham observed that the budget in the application appears to list more funding than expenses: $75,500 in
funds vs. $68,496 in expenses. Smith replied he would need to review his records and provide Mendizabal
with an answer to that question after this meeting.
Brangman explained she would be working with BHU to hire someone to perform the administrative tasks
associated with the program.
Proulx remarked the figures on the Uses & Sources table also do not match.
Proulx noted that the Economic Development Committee (EDC) had a question about the Project Schedule
in the application. It only lists the first four months of activity/milestones. Smith replied those four months
of activities/milestones should actually be carried over into the other months.
IURA Minutes
February 23, 2024
Page 3 of 9 Bohn observed the application lists 5 micro-enterprises and 5 new jobs to be created by the program. He
asked if those accomplishments would be in addition to the 10-15 people enrolled in training. Smith
replied, yes.
2. APPLICATION #8: EXPANDED REUSE TRAINING OPPORTUNITIES — FINGER LAKES REUSE, INC. (FLRU)
Speaker Affiliation Comments-in-Brief
Diane Cohen Finger Lakes
ReUse, Inc.
(FLRU)
The program would provide job-training opportunities for LMI
individuals and place at least 20 individuals into permanent
unsubsidized employment. The program would be targeted to assist
the unemployed, formerly incarcerated, persons with disabilities,
individuals in recovery, and youth.
Suzanne
Burnham
Finger Lakes
ReUse, Inc.
(FLRU)
In 2023, the ReSET (ReUse Skills & Employment Training) job training
program received 26 applications. It enrolled 19 paid Apprentices,
including 6 Apprentices in various stages of re-entry. 11 Apprentices
conducted informal interviews with local employers and 10 of those
Apprentices were successfully hired into the community. FLRU
currently partners with Tompkins Workforce NY, Associates for
Training and Development (A4TD), Youth Employment Services, The
Learning Web, Challenge Workforce Solutions, TST BOCES, and
Opportunities Alternatives and Resources (OAR) of Tompkins County.
FLRU also partners with the Career Pathways Project (Cornell
Cooperative Extension) to explore funding opportunities through State
and Federal grant programs (e.g., NYSERDA, Department of Labor).
Abbey Ball Finger Lakes
ReUse, Inc.
(FLRU)
The program would work with 30 paid Apprentices, with the goal of
placing at least 20 into permanent unsubsidized employment.
Apprentices have repeatedly praised FLRU’s flexibility and uniquely
supportive atmosphere.
Graham asked what accounts for this year’s increase in the goal of placing 20 individuals into permanent
unsubsidized employment, compared to last year’s goal of placing. Cohen replied FLRU has been ramping up
its activity to address a growing waiting list for the program. Over the past few years, FLRU’s administrative
capacity atrophied significantly due to its financial situation, but it is now rebuilding its administrative staff.
Bohn noted the application states that funding for the Apprentices is the program’s limiting factor. He asked
how FLRU would restructure the program, if it only received partial IURA funding. Cohen responded FLRU
would simply reduce the number of Apprentices it enrolls.
Fleming asked if there is a risk of double-counting the program’s outcomes with the other IURA-funded
organizations it works with. Cohen replied that is conceivable, but she would need to double check.
IURA Minutes
February 23, 2024
Page 4 of 9
Proulx added FLRU should also clarify the number of program participants. In one place in the application, it
lists 20 and in another it lists 30.
3. APPLICATION #10: WORK PRESERVE (WP) JOB TRAINING ̶ JOB PLACEMENTS — HISTORIC ITHACA, INC. (HI)
Speaker Affiliation Comments-in-Brief
Geno Tournour Historic Ithaca,
Inc. (HI)
The program would result in job placements for 6 LMI individuals
following job-readiness training, targeted to individuals with barriers
to employment (e.g., youth, adults, homeless, the formerly
incarcerated, people with disabilities and mental illness). As a result of
the Park Foundation’s increased funding for the program, which will
allow HI to hire another trainer. HI needs the funding the IURA
provides it in order to maintain the program’s momentum.
Susan Holland Historic Ithaca,
Inc. (HI)
IURA funding allows HI to provide much more robust one-on-one
training and support for program participants than it would otherwise.
Work Preserve is designed to meet the needs of individuals with
barriers to employment and new entrants to the workforce. Every
participant is part of a population that experiences unemployment at
significantly higher rates than the overall population, both locally and
nationally.
Jordan
Governale
Historic Ithaca,
Inc. (HI)
Graham asked if HI specifically makes an effort to place its participants with living wage employers. Holland
replied, yes, absolutely.
Graham asked if HI is increasing its efforts in terms of recruitment. Tournour responded, yes; and the Park
Foundation Sustainable Ithaca grant is enabling HI to provide a stipend to its participants for the first time,
which will be a valuable recruiting tool.
Bohn remarked that while HI admittedly works with vulnerable populations, it has not met its job
placement goals over the past two years. He asked how HI plans to achieve its job placement goals in the
future; and will some of the job placements come from graduates of the Green Job Starter Kit pilot
program. Tournour replied HI definitely anticipates being able to place more participants in jobs.
Governale added the Park Foundation Sustainable Ithaca grant will funnel more participants into the long-
term IURA-funded program.
IURA Minutes
February 23, 2024
Page 5 of 9
― HOUSING APPLICATIONS ―
4. APPLICATION #1: THE BEACON — ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (INHS)
Speaker Affiliation Comments-in-Brief
Lynn Truame Ithaca
Neighborhood
Housing Services,
Inc. (INHS)
INHS already has an existing IURA award for the project, but it could
not meet the original project schedule, so IURA staff suggested INHS
submit a second application to the IURA. Requested funding would go
towards construction of 55 units (studio, 1-bedroom, and 2-bedroom
apartments) of 5-story affordable housing serving households with
incomes between 30% and 90% Area Median Income (AMI), in
addition to 9 households exiting homelessness with a household
member impacted by a substance use disorder. The Beacon is part of
the larger redevelopment of Inlet Island, including construction of an
extended-stay residence hotel and significant public site
improvements (e.g., public playground, access points to the water,
kayak storage racks, seating areas, paving the Cayuga Waterfront
Trail). INHS will partner with Catholic Charities of Tompkins/Tioga
Counties on the nine units for households exiting homelessness.
Catholic Charities will provide comprehensive, wrap-around
supportive services to them as they transition to housing stability.
Core services will include individual case management, drug/alcohol
counseling through partner agencies, safety planning, and assistance
with obtaining public benefits.
Proulx asked staff to clarify the issue of whether the requested funding would represent an extension of the
2023 funding commitment or an entirely new award. Bohn explained that in 2023 the IURA funded it
through a Housing Development Action Grants (HODAG) bridge financing award. Typically, the IURA
employs a bridge financing source, until it foresees the project approaching a final financing agreement.
The original plan was for the project to apply to this year's annual State funding application round, but in
order for it to do so, full site control of the property was required. The State needed assurances that the
NYS DEC land transactions had been finalized. The delay to the project was never INHS’ fault.
Proulx asked if the current project schedule is the best estimate INHS has been able to calculate. Truame
replied, yes. Proulx asked how Nicholas realistic the project schedule is, from the City’s perspective.
Nicholas responded it would be reasonably tight, but much depends on the developer’s level of
preparedness.
Graham asked about how the discovery of hazardous materials on the site impact the project. Truame
replied that is a situation that happens relatively frequently, so INHS already has contingencies in its budget
to address that. INHS has already conducted geotechnical investigations.
IURA Minutes
February 23, 2024
Page 6 of 9
Mendizabal asked how INHS determines the housing unit sizes for its projects. Truame replied that the
greatest demand is for 1-bedroom units. This particular location is an ideal place for family-sized housing
units, so it decided to construct smaller unit sizes, although NYS HCR requires a minimum range of square
footage for the projects it funds.
5. APPLICATION #2: 113-115 CLEVELAND AVE. — ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (INHS)
Speaker Affiliation Comments-in-Brief
Leslie
Ackerman
Ithaca
Neighborhood
Housing Services,
Inc. (INHS)
The requested funding would go towards construction of two
permanently affordable owner-occupied Community Housing Trust
(CHT) homes at the site of a fire-destroyed former rental property.
The objective will be to optimize the modestly sized parcel, creating
attractive and functional indoor space with ample outdoor area for
the future homeowners. Following INHS practice, the homes will be
high-performing, energy-efficient, all electric homes. The homes will
be sold to first-time homebuyers under 80% of AMI.
Proulx noted he saw a reference to the flood map in the area. Ackerman replied that is correct. The flood
map goes through the neighborhood; however, the exact coordinates of the flood zones have not yet been
published. It appears the 100-year flood zone cuts through the very rear of the backyard, at the
southernmost end of the parcel; but because the house would be so far away from the flood zone portion
of the property INHS has spoken to T.G. Miller about an applicable FEMA process, called a Letter of Map
Revision (LOMR), to address the issue (which is why flood insurance is not included as a cost of the project).
Osterreich noted the Neighborhood Investment Committee (NIC) had questions about the CHT and the
comparative extent of wealth generation it provides homeowners. The Committee wondered how
homeowners’ wealth generation would be impacted, when/if they sell a CHT home. Ackerman responded,
while INHS does not have exact statistics, the vast majority of CHT homeowners who sold their homes went
on to purchase market-rate homes, so they did generate at least some wealth. In addition, those
homeowners would have benefited to some extent from the tax savings associated with CHT homes.
6. APPLICATION #3: HOUSING SCHOLARSHIP PROGRAM — THE LEARNING WEB, INC.
Speaker Affiliation Comments-in-Brief
Michelle Nolan The Learning
Web, Inc.
The requested funds would be used for Tenant-Based Rental
Assistance (TBRA) for transitional housing over 12 months for
unaccompanied homeless youth (between the ages of 21-24) in 5
scattered site apartments, which are selected and leased by the
youth. Youth are identified and enrolled into the Housing Scholarship
Program through The Learning Web’s Youth Outreach Program, in
IURA Minutes
February 23, 2024
Page 7 of 9
Speaker Affiliation Comments-in-Brief
conjunction with the Human Services Coalition’s Coordinated Entry
Program and referrals from other agencies. The program provides
intensive case management and life-skills training to each participant
(e.g., secure and maintain/safe and stable housing; set and achieve
personal goals; improve financial literacy and knowledge of personal
finance/budgeting; obtain access to medical, mental health and
substance-abuse care; pursue educational milestones; obtain and
maintain employment). Since 2008, 90% of the youth exiting The
Learning Web’s housing programs have maintained stable housing
(this program has served an average of 6 youth per year). The housing
units are fully furnished, including food, cleaning supplies, sheets,
towels, and other resources, so the youth are entering fully functional
housing units. The Learning Web staff provides intensive case
management and one-on-one support for the youth. The Learning
Web also now has a clinical social worker on its staff who provides
mental health counseling and support for the youth. The Learning
Web has a successful history of working with local landlords. It
currently works with over 2 dozen landlords.
Graham noted Nolan said the program serves six youth per year. He asked if that is youth graduating from
the program, or youth being enrolled into the program. Nolan replied it is new youth being enrolled in the
program.
Graham observed that past applications have mentioned the possibility of a six-month lease extension for
youth participating in the program. He asked if that extension is still a possibility. Nolan replied it is still a
possibility, but it was not included in the application. It is primarily designed as a 12-month program.
Proulx asked if it is a limitation of the program or a limitation of the funding mechanism that the program
does not serve anyone under the age of 21. Nolan replied that is a limitation of the funding mechanism.
Youth between the ages of 18 to 21 are assisted in another program.
Fleming asked how many youth in total are served at a time. Nolan responded, 35.
Bohn noted Nolan mentioned that youth may pay a portion of their rent. He asked what proportion of their
income that generally represents. Nolan replied the program budget actually assumes they pay 0% of the
rent, since that is usually what they begin contributing, but TBRA funding does provide The Learning Web
some flexibility to enable an employed tenant to contribute something towards the rent on a formula basis.
IURA Minutes
February 23, 2024
Page 8 of 9 7. APPLICATION #4: MINOR REPAIR PROGRAM — ITHACA NEIGHBORHOOD HOUSING SERVICES, INC. (INHS)
Speaker Affiliation Comments-in-Brief
Delia Yarrow Ithaca
Neighborhood
Housing Services,
Inc. (INHS)
There is a constant need for the services the program provides. LMI
homeowners need assistance to maintain and stay in their homes, so
they can age in place. The program provides labor at no cost to the
homeowner, with occasional INHS funding for materials. Most clients
fall between 40%-60% AMI. A comprehensive safety check (e.g.,
expired smoke detectors) is the first step in the process, followed by a
survey to determine if additional maintenance is needed. INHS
conducts door-to-door outreach to identify people who do not know
about the program. Many materials used by INHS are funded by the
County’s Office for the Aging (e.g., grab bars, plumbing supplies).
Graham asked if a building code violation is discovered during an initial inspection it is then reported to the
City. Yarrow replied, no.
Graham asked if the targeted number of assisted homeowners is based solely on the amount of funding
INHS receives. Yarrow replied, yes.
8. APPLICATION #5: THE MEADOW ON SENECA — REHABILITATION SUPPORT SERVICES (RSS)
Speaker Affiliation Comments-in-Brief
Robert Cain CSD Housing, LLC The requested funds would be used to construct 70 units of mixed-
income affordable housing with integrated supportive services for
households below 50% AMI and up to 80% AMI, including 35
households experiencing homelessness who include a member
impacted by serious mental illness, chronic homelessness, and/or
domestic violence. In order to meet NYS HCR’s criteria, the project
must demonstrate the municipality has committed financing to the
project and is listed as a priority project in the annual Action Plan
adopted by Common Council.
Lauren
Tegnander
Rehabilitation
Support Services
RSS operates programs in 17 counties throughout the state, including
Tompkins County, its newest. RSS provides a variety of services to
individuals, with its primary focus on residential services. It operates a
variety of housing models throughout the state. The frequency of
contact between the residents and supportive services providers will
be governed by an individual service plan for each resident. Residents
will be assigned a housing specialist, who will serve as their point-of-
contact for a wide variety of concerns.
IURA Minutes
February 23, 2024
Page 9 of 9 Proulx asked what CSD’s success rate is in obtaining NYS HCR funding. Cain replied, although he does not have
a precise figure, he believes CSD is one of the most successful tax credit developers in the state.
Graham noted that Cain mentioned the requested funds would show local support for the project. He asked
what other uses the funds would go towards. Cain replied they are intended to fund residential construction
costs, but could be also be used for soft costs.
On a motion by Fleming, seconded by Osterreich, and unanimously approved, Chair Proulx suspended the
Public Hearing until March 1st, 2024.
V. Other/Old Business
A. IURA Financials Review: January 2024
Bohn reported there are no significant outstanding loan payment delinquencies. Liquid State Brewing paid
its loan off early. All lease payments are also in good standing, except Southside Community Center (SCC).
Bohn reviewed the Grants Summary, explaining that the left-hand “On Schedule” column calls out any
projects that are not on schedule and may need attention. Most projects are making steady progress,
except for the Urban Bus Stop and GIAC Gymnasium Renovation projects. One area of potential concern is
the CDBG timely expenditure deadline, which requires that any unexpended CDBG funds cannot exceed
1.5 times the most recent annual HUD CDBG Award, by June 1st of each year.
B. Reports: IURA Chairperson, Mayor, Common Council Liaison, & Staff
IURA Chairperson
None.
Mayor’s Report
None.
Common Council Liaison Report
None.
Staff Report
None.
VI. Adjournment
The meeting was adjourned at 10:19 A.M.
— END —
Minutes prepared by C. Pyott, edited by N. Bohn.