HomeMy WebLinkAboutMN-CC-2004-12-15COMMON COUNCIL PROCEEDINGS
CITY OF ITHACA, NEW YORK
Special Meeting 7:00 p.m. December 15, 2004
PRESENT:
Mayor Peterson
Alderpersons (10) Coles, Mackesey, Berry, Whitmore, Tomlan, Zumoff, Taylor,
Townsend, Cogan, Korherr
OTHERS PRESENT:
City Clerk – Conley Holcomb
City Attorney – Luster
City Controller – Thayer
Planning and Development Director – Van Cort
Superintendent of Public Works – Gray
PLEDGE OF ALLEGIANCE:
Mayor Peterson led all present in the Pledge of Allegiance to the American Flag.
SPECIAL ORDER OF BUSINESS:
2.1 Green Garage Reconstruction – Authorization of Funding for Design
Development – Resolution
By Alderperson Cogan: Seconded by Alderperson Whitmore
1. WHEREAS, in 2002, the City contracted with Novelli Engineering to complete a
detailed structural survey that investigated the feasibility and costs of various
alternatives for the repair or demolition and reconstruction and possible enlargement
of the Green Garage, and
2. WHEREAS, the Novelli report concluded that, while the repair option was
approximately equal in life cycle cost to the demolition and reconstruction option, the
greater uncertainty in the repair option made it less desirable for the City, and
3. WHEREAS, after reviewing the Novelli report, the Common Council unanimously
passed a resolution on July 2, 2002 approving the demolition of the helix and the
bridges leading to and from it, demolition and reconstruction of the central and
western sections of the Green Garage, and repair and maintenance of the two levels
of parking over the Rothschild building, as part of the redevelopment of downtown,
and
4. WHEREAS, the Common Council further resolved that a final decision regarding
funding of the demolition and reconstruction project be made by Common Council as
soon as feasible after appropriate environmental review was conducted, and
5. WHEREAS, the environmental review of demolishing the garage and rebuilding a
larger garage (with approximately 1000 spaces) was completed as part of the Draft
Environmental Impact Statement for the Downtown Development Mixed-Use Project,
and
6. WHEREAS, on August 21, 2003, the Ithaca Urban Renewal Agency, in its capacity
as property owner, designated Bloomfield Interests as the Preferred Developer and
a qualified and eligible sponsor to acquire the Cayuga Green Project Phase II project
site, which includes the helix, and
7. WHEREAS, on September 3, 2003, the Common Council passed a resolution
confirming the Ithaca Urban Renewal Agency’s designation of Bloomfield Interests
as the City’s Preferred Developer for the Cayuga Green Phase II project, and
8. WHEREAS, Bloomfield Interests has informed the City that the Cayuga Green
Phase II project cannot be completed unless the City removes the helix, and
December 15, 2004
2
9. WHEREAS, an additional analysis of alternatives for the Green Garage was
conducted by Stantec Engineering in 2004, which compared the costs of repairing
the garage in its present configuration with the cost of tearing down the helix and
bridges and creating internal ramps by either demolishing the center third of the
garage or the western two thirds of the garage, and
10. WHEREAS, a pro forma analysis was prepared by planning staff which compared
the city’s projected annual expenses, as estimated by the Stantec Report, for each
of the alternatives and also considered the possible revenues that would be
generated from the development of Cayuga Green Phase II, and
11. WHEREAS, Planning staff’s analysis concluded that the greatest long-term financial
benefit to the City would be to pursue an option which removes the helix and the
bridges, and
12. WHEREAS, the City Controller prepared a spreadsheet which included the City’s
five-year budget projections comparing the repair of the garage in its present
configuration versus the demolition of the helix and bridge and found that after the
first year, removing the helix and allowing for the development of the Cayuga Green
Phase II project provided greater net financial benefit to the City than the repair-only
option, and
13. WHEREAS, given all of the analysis that has been prepared, it is clear that while the
best method of reconstructing the garage will require further study and investigation,
it is in the City’s best interest to pursue an alternative which will remove the helix and
bridges and create internal ramps in the Green Garage; now, therefore, be it
1. RESOLVED, That Common Council hereby reconfirms its commitment to remove
the Green Garage helix and directs the Department of Planning and Development in
cooperation with the Engineering Division of the Department of Public Works to
cause the necessary studies and designs to be performed for demolition and
reconstruction of part of the Green Garage with an internal ramp access system, and
be it further
2. RESOLVED, That the final design alternatives analysis should include (1) demolition
and reconstruction of the center section only or (2) demolition and reconstruction of
the center section and the western section of the garage, both of these alternatives
to include demolition of the helix south of Green Street and the bridges between the
helix and the garage, construction of an internal ramp within the central section to
replace the helix and bridges, and as much retail space on the ground floor as
practical, and, be it further
3. RESOLVED, That Common Council authorizes the Mayor, the Director of Planning
and Development, and Alderperson Dan Cogan, to take all necessary
predevelopment steps to develop a final recommended design and cost estimate for
Green Garage reconstruction, and be it further
4. RESOLVED, The Common Council hereby amends Capital Project #469 Cayuga
Green Phase II to add an additional $400,000 for the purposes of moving this project
through the design development phase in order to obtain construction cost
estimates, bringing the total authorization amount for Capital Project #469 of
$1,623,000, and, be it further
5. RESOLVED, That a final recommended design, with cost estimate, for the Green
Garage Reconstruction project be brought back to Common Council for approval
and funding authorization for construction.
Extensive discussion followed on the floor with Alderperson Whitmore requesting that
the timeline and the decision making process for the Cayuga Green Phase II be
explained.
December 15, 2004
3
Planning and Development Director VanCort explained that large projects undergo a
number of stages including studies, engineering and architectural design development,
construction documents and specifications, and award of bid.
He explained that the preferred developers have selected an ambitious schedule for
Phase I of the project that includes the movie theater and housing. They hope to start
in the second quarter of 2005 and be finished by the end of 2005. He further stated that
the developers have said that the helix would need to be removed by the time the
theater is open for business. Phase II of the project includes additional housing on the
site of the helix.
Alderperson Berry stated that she would like information packets to be made available
that would include the marketing studies that support this development.
Alderperson Coles asked about the projected 2006 parking garage deficit and how this
project fits into the financial payment timetable.
City Controller Thayer stated that the timing of this project is difficult due to current
financial demands. He stated that although the potential development of downtown is
very good for the city, too many assumptions have been made and there is no revenue
history to rely on. He voiced his concern that the city is in a true transition period and
there are too many “unknowns” at this point in time.
Mayor Peterson reminded Common Council members that the deteriorated condition of
the Green Street parking garage and the projected cost of repairs is another factor in
the decision to be made.
Alderperson Mackesey stated that she had a recollection that the city made a
commitment to tear down the helix, but that the timing of the demolition was tied to the
condition of the garage, not the phasing of the development project.
Alderperson Taylor asked if the developer’s schedule was delayed, could the helix
remain longer. He pointed out that there is no date for the helix removal in the
Resolution.
Superintendent of Public Works Gray stated that he continues to have many questions
and concerns about the project. He stated that present day Green Street garage
repairs are approximately 2-3 million dollars cheaper.
Alderperson Korherr stated that she continues to have financial concerns regarding this
project, and the fact that the inter-modal transportation hub is no longer part of this
project has impacted her decision.
Alderperson Tomlan stated that she could support this Resolution because there are no
dates included in it. She stated that the Resolution supports a design development
proposal, and that by the time further action is needed, some revenue and downtown
parking history would be established. She further stated that the design development
costs are approximately $400,000.
Alderperson Zumoff spoke in favor of the project as it will spur downtown development
and add housing to the downtown core.
Further discussion followed on the floor with Council members voicing their opinions
and concerns about the project.
Amending Resolution
By Alderperson Zumoff: Seconded by
RESOLVED, That the second Resolved clause be amended to remove option 1, and
only study option 2.
Motion failed for lack of a second.
December 15, 2004
4
Further discussion followed on the floor with Mayor Peterson and Council members
requesting that Superintendent of Public Works continue his analysis of construction
cost estimates and rehabilitation costs.
A vote on the Resolution resulted as follows:
Ayes (7) Whitmore, Cogan, Zumoff, Coles, Taylor, Townsend, Tomlan
Nays (3) Berry, Mackesey, Korherr
Carried
2.2 Transportation Agreement Among City of Ithaca, Tompkins County, Cornell
University, and Tompkins Consolidated Area Transit Inc. (TCAT, Inc.) - Resolution
By Alderperson Whitmore: Seconded by Alderperson Korherr
WHEREAS, pursuant to an agreement dated April 1, 1998 (the “Consolidation
Agreement”), the City of Ithaca, Tompkins County and Cornell University, created the
TCAT joint venture to provide public transportation services, and
WHEREAS, the City, the County and Cornell have determined, as a result of the TCAT
joint venture’s strategic planning process, and the New York State Department of
Transportation has directed, that public transportation services should be provided by a
single employer, and
WHEREAS, TCAT Inc. was incorporated in 2004 to be the single employer and to
provide public transportation services in Tompkins County and other areas beginning
January 1, 2005, be it now
RESOLVED, That the Common Council consents to the execution by the City of Ithaca
of the transportation agreement with Tompkins County, Cornell University, Tompkins
Consolidated Area Transit, and Tompkins Consolidated Area Transit Inc., for the
provision of public transportation services in Tompkins County, and be it further
RESOLVED, That the Mayor is hereby authorized to execute said “Transportation
Agreement” on behalf of the City upon review and recommendation of the City Attorney.
Alderperson Whitmore explained that as of January 1, 2005, TCAT, Inc. would be the
single employer, however the TCAT Partnership will continue for approximately one
year to deal with any outstanding legal issues. He further explained that the reference
to the attached map as Exhibit A is the existing System Route Map.
Alderperson Tomlan questioned the assignment of assets. City Attorney Luster
explained that the assets are the same as the assets donated or leased to the TCAT
Partnership by the city, county, or Cornell University under the original agreement or
replacements thereof. Assets that were bought with Federal monies can’t be held by a
private entity so the county will take control of them.
Alderperson Korherr questioned where concerns from constituents should be
forwarded. Alderperson Whitmore responded that concerns could be forwarded to him
as the Chair of the Operations Committee, or Alderpersons Mackesey or Cogan.
City Attorney Luster stated that all TCAT Board meetings are open to the public
according to the organization’s by-laws.
A vote on the Resolution resulted as follows:
Carried Unanimously
ADJOURNMENT:
On a motion the meeting adjourned at 8:40 p.m.
______________________________ _______________________________
Julie Conley Holcomb, CMC Carolyn K. Peterson,
City Clerk Mayor