HomeMy WebLinkAboutMN-CC-1980-05-27l %
COMMON COUNCIL PROCEEDINGS
CITY OF ITHACA, NEW YORK
SPECIAL MEETING 7:30 P.M. May 27, 1980
(WORKING SESSION)
PRESENT:
Mayor - Bordoni
Aldermen (8) - Banfield, Boronkay, Dennis, Holman, Nichols
Saccucci, Schuler, Slattery
ABSENT:
Aldermen (2) - Boothroyd, Gutenberger
Ithaca Urban Renewal Agency - Reed, Stein
OTHERS PRESENT:
Ithaca Urban Renewal Agency - Bordoni, Dennis, Jones
Director of Planning - Van Cort
Planning Staff - Bottge
Asst. Fire Chief - Sharp
Developer - Goldberg- McRobb
Project Architect - Werner Seligman
Vice President, American City Corp. - Harry Brunett
`.� Project Director, American City Corp. - Bert Winterbottom
City Clerk - Rundle
s
PLEDGE OF ALLEGIANCE:
Mayor Bordoni led all present in the pledge of allegiance to the
American flag.
Mayor Bordoni mentioned that there was a fixed agenda for tha,
evening's meeting and that Item B, "Open Space in Project ", wou.L-
be discussed first. He turned the meeting over to Planning Director
Van Cort.
Mr. Van Cort stated that before getting into the agenda he wished
to introduce Harry Brunett who is Vice President of the American
City Corp., and who has worked on the Ithaca Center project since
last Fall. He also introduced Bert Winterbottom who is the Project
Director for the Ithaca Center project.
SPECIAL ORDER OF BUSINESS:
Open Space in Project
Planning Director Van Cort explained the material that had been handed
out to members present at the meeting which included the agenda, a
memorandum on open space dated May 23rd, and a Memorandum of Under-
standing dated May 27th. Also, those present had two sets of
Resolutions, with four Resolutions each from Common Council and IURA,
plus two loose Resolutions. Mr. Van Cort hoped that any differences
could be hammered out that night and the language of the Resolutions
in place so that the Resolutions could be passed at the May 28th Joint
Meeting of Common Council and IURA. Mr. Van Cort explained why the
project was being moved along as fast as possible: the developer_
would like to get the project into the ground in 1980.
Mr. Van Cort mentioned that the main concerns of the people involved
(600" in the Ithaca Center Project are as follows:
1. Open Space - -how it is to be used, what rights the City
will have in the open space and how long it will keep
those rights; also, who will pay for the use of the
open space. Mr. Van Cort felt that this concern had been
resolved in the City's interest.
2. Energy - -the use of energy in the project. Mr. Van Cort
said that the developer will have more to say about this
inasmuch as they would make it as energy efficient as
possible to conserve energy and keep their operating
costs down.
-2- May 27, 1980
3. Pro- forma - -Mr. Van Cort commented on the pro -forma which
has been reviewed by staff and the developer to make
sure the numbers are as correct as they can make them
at this time.
Mr. Van Cort mentioned that there is some concern about the design
of the building. He apologized for the drawings which had been dis-
tributed at the previous Friday's meeting; those drawings were very
sketchy. He expected that the developer and their architect would
have more information at this meeting. Actually, the City has the
right to reserve decision on the design and can, in fact, take another
look at it after the UDAG application has been submitted. Mr. Van Cor
again expressed his hope that the IURA and Common Council would vote in
favor of the project as he felt it would be favorable for the City.
Design Presentation
Werner S_igman, Project Architect, presented the project as it has
-7
developed si.-.ce his last presentation with the use of slides and
drawings. He briefly the design of the building, where the
offices would be, as well as the location of the housing. There will
be a courtyard, with semi - public space, a series of smaller shops,
and a market place. Mr. Seligman mentioned that some of the drawings
had been changed on the recommendation of American City Corp. He
spoke briefly about the facade of the Ithaca Center project and showed
slides of other buildings in the area for comparison of the rhythm
and continuity of the facade. Mr. Seligman presented a model of the
project and suggested that those present at the meeting look at the
model and the drawings that were available. After everyone had a
chance tr,, gook, he would answer questions.
D-' ..cession followed on questions asked with reference to the Home
Dairy alleyway, the width of that alleyway, solar energy, the design
of the windows in the project, ventilation and the type of housing.
Mr. Seligman briefly answered the questions, mentioning that changes
can, and most likely will, be made before the final design is pre-
sented.
Open Space - Control and Cost
Planning Director Van Cort commented that one of the items that he
had neglected to mention when discussing open space earlier in the
meeting was the Farmers Market. Mr. Van Cort said that the subject
is of great concern to him, specifically the letter which the Farmers
Market had sent to the City. He mentioned that he had met with
representatives of the Farmers Market the previous Saturday at its
Taughannock Boulevard place of business and he felt that they had a
fruitful exchange of ideas. Mr. Van Cort feels that the Farmers
Market is an important part of the Commons, enjoyed by everyone, and
he hopes to find a way to accommodate them in the project. He
mentioned another location under the garage, as well as the idea of
using push carts on the Commons. Ideas are being worked on.
Mr. Van Cort called attention to his Memorandum dated May 23, 1980,
addressed to Mayor Bordoni and Common Council.. He went through the
items in the Memorandum and suggested that questions be askr.d after
discussion of each item. He explained the control of open space when
the center is open, as well as when it is closed, and the fact that
permits will be issued for open space use. If open space is used
when the center is closed, security and maintenance will not be the
City's problem.
Discussion was held on the need for, and the cost of, the roof over
the open space. Originally the project came without a roof, but
after meetings with members of the Arts Council and merchants, it
was suggested that the roof be added to the project. The City will
fund up to $245,000 from the UDAG for roof construction, and when it
is turned over to the developer he will bear all costs connected
with the operation and maintenance of the roof.
�f
-3-
May 27, 1980
There will be no charge or rent for the use of the open space, but
the user will have to take responsibility for setup and cleanup of
the open space used.
Questions were asked, followed by discussion of whether the City
should have an interest in the open space after the project is com-
pleted. Also, the amount of open space involved was discussed, as
was the acoustics of the roof. The liability of the City and the
developer was discussed in detail. Questions were asked and answered
with the help of an insurance agent present at the meeting.
The matter of heating the open space was discussed briefly as the
City will not have responsibility for heating during the first year
of operation. After the first year the issue of whether the City
should make a contribution towards the cost of heating will be
negotiated.
Whatever terms are acceptable to Common Council, with reference to
open space, will be included in closing documents. Planning Director
Van Cort said the proposed form of agreement with the developer on
open space will give the City rights to the open space forever.
That question was one of concern of several people attending the
meeting.
Proposed Resolutions
The following Resolutions, with reference to the Ithaca Center Project,
were presented by Common Council and Ithaca Urban Renewal Agency for
discussion, and consideration for the Special Common C,.)uncil Meeting
May 28, 1980.
IURA
ITHACA CENTER
DRAFT RESOLUTION #lA - DESIGN APPROVAL
May 28, 1980
WHEREAS, the IURA and Common Council have reviewed both the schematic
and design development drawings for the Ithaca Center Project;
NOW, THEREFORE, BE IT RESOLVED, That the IURA does approve the design
for the Ithaca Center Project, with the exception of final
design of the north facade, the glass roof, and the open
space, and
BE IT FURTHER RESOLVED, That the developer be directed to present
final design -of the facade, the glass roof; and open space
to the IURA and Common Council for approval.
BE IT FURTHER RESOLVED, That no future substantive changes will be made
in the design of the rest of the project without the approval
of this agency and Common Council.
Draft
5/27/80
COMMON COUNCIL
ITHACA CENTER
DRAFT RESOLUTION #1A - DESIGN APPROVAL
May 28, 1980
WHEREAS, the IURA and Common Council have reviewed both the schematic
and design development drawings for the Ithaca Center Project,
and
WHEREAS, the IURA has approved with certain reservations the design
for the Ithaca Center Project and required any future changes
be brought to the IURA and Common Council for approval;
i y
-4- May 27, 1980
NOW, THEREFORE, BE IT RESOLVED, That this Common Council does hereby
concur with the IURA action approving the Ithaca Center
design ,aitt'_ the exception of the final design of the facade,
the glass roof and the open space, and in requiring that
any substantive changes with the rest of the building be
brought to IURA and Common Council for approval.
BE IT FURTHER RESOLVED, That the developer be directed to present
final design of the facade, the glass roof, and open space
design to the IURA and Common Council for approval.
Draft
5/27/80
IURA
ITHACA CENTER
DRAFT RESOLUTION #2 - OPEN SPACE
May 28, 1980
WHEREAS, developers McRobb and Goldberg have presented to the IURA
and Common Council plans for a project on the Ithaca Center
site that is to include public covered open space, and
WHEREAS, the IURA and Common Council have previously expressed their
support for providing of such open space in the Ithaca Center
project, -:111
WHEREAS, '-Lie Ithaca Center project will be improved by covering the
space, making it available for public use in inclement
weather, and
WHEREAS, the City of Ithaca has agreed to use part of the Urban Develop-
ment Action Grant to pay for the construction cost of the
roof of the open space;
NOW, THEREFORE, BE IT RESOLVED, That this Agency does direct that an
operating agreement be prepared that will preserve for the
City such rights as are specified in H. M. Van Cort's
memorandum to the IURA and Common Council dated May 27, 1980,
on the subject of public open space in the Ithaca Center
project, and
BE IT FURTHER RESOLVED, That the Agency hereby directs that the
operating agreement shall contain provisions that will give
the City of Ithaca rights in the open space that will bind
the developers, their successors, and assigns forever.
Draft
May 27, 1980
COMMON COUNCIL
ITHACA CENTER
DRAFT RESOLUTION #2 - OPEN SPACE
May 28, 1980
WHEREAS, developers McRobb and Goldberg have presented to the IURA
and Common Council plans for a project on the Ithaca Center
site that is to include public covered open space, and
WHEREAS, the IURA and Common Council have previously expressed their
support for providing such open space in tie Ithaca Center
project, and
WHEREAS, the Ithaca Center project will be improved by covering the
space, making it available for public use in inclement
weather, and
-5-
May 27, 198
WHEREAS, the City of Ithaca has agreed to use part of the Urban
Development Action Grant to pay for the construction cost
of the roof of the open space, and
WHEREAS, the IURA has directed that the city retain certain rights
to the open space in the Ithaca Center;
NOW, THEREFORE, BE IT RESOLVED, That this Common Council does concur
with the IURA action reserving rights to the open space in
(moo" the Ithaca Center, and
BE IT FURTHER RESOLVED, That this Common Council does direct that an
operating agreement be prepared that will preserve for the
City such rights as are specified in H. M. Van Cort's memor-
andum to the IURA and Common Council, dated May 27, 1980, on
the subject of public open space in the Ithaca Center project,
and
BE IT FURTHER RESOLVED, That the Common Council hereby directs that
the operating agreement shall contain provisions that will
give the City of Ithaca rights in the open space that will
bind the developers, their successors, and assigns forever.
Draft
May 27, 1980
IURA
ITHACA CENTER
DRAFT RESOLUTION #3
DESIGNATION OF McROBB /GOLDBERG AS PREFERRED DEVELOPER
WHEREAS, McRobb /Goldberg were previously designated conditional
preferred redeveloper for the Ithaca Center site, and
WHEREAS, McRobb /Goldberg have since that time presented to the IURA
and Common Council schematic and design development drawings
for the site, and
WHEREAS, they have provided the city with preliminary pro - formas and
cash -flow statements for the proposed Ithaca Center project,
and
WHEREAS, they have provided other information necessary for proceeding
with development of the Center, including a commitment for
permanent financing contingent upon a UDAG and a 90 percent
loan guarantee by the Farmers Home Administration;
NOW, THEREFORE, BE IT RESOLVED, That the IURA does hereby request
that the New York State Urban Development Corporation
designate McRobb /Goldberg as the preferred redeveloper for
the Ithaca Center site contingent on receipt by the Citizens
Savings Bank of a 90 percent first mortgage loan guarantee
by the Farmers Home Administration and on the award to the
City of Ithaca of a UDAG by HUD, and
BE IT FURTHER RESOLVED, That the Chairman of the IURA, with the
assistance of the IURA Attorney, is hereby authorized and
(400, directed to prepare or cause to be prepared all necessary
documentation for transfer of the land to the developer
based on the resolutions of this date and those of May 14,
1980, as well as the Memorandum of Understanding between the
developer and the city, dated May 28, 1980, and
BE IT FURTHER RESOLVED, that any substantive changes in the project
including but not limited to changes in the design, pro- forma,
or financing shall be brought before the IURA and the Common
Council for their consideration and approval.
Draf t
May 27, 1980
-6- May 27, 1980
COMMON COUNCIL
ITHACA CENTER
DRAFT RESOLUTION #3
DESIGNATION OF McROBB /GOLDBERG AS PREFERRED DEVELOPER
WHEREAS, McRobb /Goldbergeforpreviously designated pre-
ferred redeveloper and
WHEREAS, McRobb /Goldberg have since that time presented to the IURA
and Common Council schematic and design development drawings
for the site, and
WHEREAS, a r provided city preliminary
pro- forms andecash- flwstatementsfo the prroposedItaca
Center project, and
WHEREAS, McRobb /Goldberg have provided other information necessary
for proceeding with development of the Center, including a
UDAG and 90r percent eloanlguarantytbytthe Farmers pon a
Home
UD G
Administration, and
WHEREAS, the IURA requested the New York State Urban Development
Corporation to designate McRobb /Goldberg as preferred
redeveloper for the Ithaca Center site;
NOW, THEREFORE, BE IT RESOLVED, That this Common Council does conct,z
!171,,.h the IURA in requesting designation of McRobb /Goldberg as
preferred redeveloper, and
BE IT FURTHER RESOLVED, That this Common Council does hereby request
that the New York State Urban Development Corporation designate
McRobb /Goldberg as preferred redeveloper for the Ithaca Center
site contingent upon receipt by the Citizens Savings Bank of
a 90 ercent first mortgage loan guaranty by the Farmers Home
P
Administration and on the awarding to the City of Ithaca a
UDAG by HUD, and
BE IT FURTHER RESOLVED, That the Mayor, with the assistance of the
City Attorney, is hereby authorized and directed to prepare or
cause to be prepared all necessary documentation for transfer
of the land to the developer based on the resolutions of
this date and those of May 14, 1980 as well as the Memorandum
of Understanding between the developer and the City, dated
May 28, 1980, and
BE IT FURTHER RESOLVED, That any substantive changes in the project
including but not limited to changes in the design, pro - forma,
or financing shall be brought before the IURA and Common
Council for their consideration and approval.
Draft
May 27, 1980
IURA
ITHACA CENTER
DRAFT RESOLUTION #4 - UDAG APPLICATION
May 28, 1980
WHEREAS, the U. S. Department of dousing and Urban Development
requires that the City of Ithaca, and not the Ithaca Urban
Renewal Agency, apply to HUD for an Urban Development Action
Grant;
NOW, THEREFORE, BE IT RESOLVED, That the IURA does request that the
Common Council be named as the official applicant for the
UDAG, and
-7-
J
May 27, 1980
BE IT FURTHER RESOLVED, That the IURA directs that the IURA and
its staff provide all possible assistance in preparing the
grant application, transferring ownership of the land,
arranging for the UDAG loan repayment by the developer, and
any other aspects of the project that fall within the
jurisdiction of the IURA.
Draft
May 27, 1980
COMMON COUNCIL
ITHACA CENTER
DRAFT RESOLUTION #4 - UDAG APPLICATION
May 28, 1980
WHEREAS, the U. S. Department of Housing and Urban Development
requires that the City of Ithaca, and not the Ithaca Urban
Renewal Agency, apply to HUD for an Urban Development
Action Grant;
a NOW, THEREFORE, BE IT RESOLVED, That the Common Council is hereby
named as the official applicant for the UDAG, and
BE IT FURTHER RESOLVED, That the Common Council does hereby delegate
responsibility for administration of the UDAG to the IURA /CDA
including oversight of the grant application, transfer of
ownership of the land, UDAG loan repayment terms and any
other relevant matters associated with the UG.
Draft
May 27, lti
After reviewing each Resolution, discussion took place, questions were
answered and changes made, Planning Director Van Cort reiterated that
changes will be made as more information is available, especially
pro - formas.
ADJOURNMENT:
On a motion, the meeting adjourned at 10:39 P.M.
a -
Jo ph A. Rundle, City Clerk
Raymond Bordoni, Mayor