HomeMy WebLinkAboutMN-IURANI-2018-11-09
108 E. Green St.
Ithaca, NY 14850
(607) 274-6565
MINUTES
IURA NEIGHBORHOOD INVESTMENT COMMITTEE (NIC)
8:30 a.m., Friday, November 9, 2018
Common Council Chambers, Third Floor
City Hall, 108 E. Green St., Ithaca, NY 14850
Present: Karl Graham, Chair; Tracy Farrell, Vice Chair; Teresa Halpert
Excused: Fernando de Aragón; Paulette Manos (leave of absence)
Staff: Anisa Mendizabal; Nels Bohn
Guests: Cindy Ye, Master’s Candidate, Cornell University, Dept. of City & Regional Planning
I. Call to Order
Chair Graham called the meeting to order at 8:34 a.m.
II. Changes/Additions to Agenda
None.
III. Public Comment
None.
IV. Review of Minutes – Minutes for October 12, 2018
Farrell moved, Halpert seconded. Carried 3‐0.
V. New Business
A. Discussion: 2017 CAPER Highlights
The CAPER is the Consolidated Annual Performance and Evaluation Report, submitted to HUD
by IURA at the end of each Actual Planning year. All communities with a Consolidated Plan for
Entitlement Funding are required to submit a CAPER.
The Committee reviewed the chart entitled “2017 CAPER Summary: Goals and Outcomes +
Projections for Completion of the Con Plan Cycle.” Mendizabal noted there was some
updated information for the “Projected Goal Attainment by End of Con Plan (2019)” column:
Line 3, “Rental Units Constructed”: The projected outcome is currently listed as 21 units, but
could rise to 25 units or even 30 units. Reason: The INHS Scattered Site II project includes 9
rental units that will be rebuilt from the ground up.
Four of the Elm Street units have been offline for about 5 years; 1 unit has been offline since
January 2018. These offline units (or at least the four that have been offline for 5 years),
when rebuilt, will contribute to a net increase of affordable rental housing in the City.
Therefore, the outcome/deliverable could be noted in Line 3, instead of where it is currently
noted: Line 4 “Rental Units Rehabilitated.” It is possible that all 9 of the units could be
considered simply “new construction.” Anything categorized as “new construction”
necessarily will be subtracted from the number reported at Line 4 “Rental Housing
Rehabilitated” completion number. It depends on whether the activity on Elm Street is
deemed “reconstruction” or new construction, according to HUD guidance.
New construction that replaces existing units and is substantially similar to what was there
previously is classified as a rehabilitation activity and called “reconstruction.” At other times,
such an activity is simply “new construction.” There are arguments for both classifications at
Elm Street.
Line 15 “Public Facility or Infrastructure Activities for Low/Moderate Income Housing”: A
similar classification issue affects Chartwell House, and whether, in terms of beneficiaries, it is
considered one household or multiple households. Staff has reviewed HUD guidelines for
classification of group homes and SROS, and has also consulted with the HUD Buffalo Field Office
and a consultant. Chartwell meets the group home classification (one household).
Chair Graham inquired how the public learns about the outcomes outlined in the CAPER. And
whether a press release would be useful. Mendizabal stated that, as required, a notice of
availability is placed in the Ithaca Journal, and the document is made available for public
comment. Farrell and Graham recalled other conversations with the IURA Board regarding ways
to raise public awareness of the investment of public monies (HUD Entitlement Funds) in many
projects around town. An idea that has been suggested is a window cling or sticker that funded
projects could place on their front door or similar. Halpert agreed that such an item would
increase the public’s awareness and also show where tax dollars are coming back to be
reinvested in the community. The Committee directed Mendizabal to begin a list of funded
projects for posting to the IURA’s website.
Graham brought the Committee’s attention to Mini‐Repair as a project that supports LMI
homeowners along with improving neighborhood stability. Mendizabal reported that she had
been in touch with INHS this week about a matter having to do with Mini‐Repair, and, as
reflected on the Grant Summary, the project appears to be moving slowly. Farrell would like to
see staff follow up further with Mini‐Repair, in order to let the Committee how it is progressing.
Farrell asked about Funded Activity Projects for 2018. Mendizabal reported they are still being
developed and reviewed by IURA attorneys. The delayed federal budget had ripple effects in
finalizing contracts and beginning reimbursements in 2017, as well.
B. Discussion: Creation of AFH Goal and Guidance
Goal #7 of the City’s Assessment of Fair Housing was created to encourage applicants to come
forward with projects that would promote Fair Housing or otherwise affirmatively further fair
housing.
Overcoming patterns of segregation is a primary focus of the AFH. Though HUD data showed
no RE/CAPs (Racially and Ethnically Concentrated Areas in Poverty) in the City of Ithaca, there
are areas in Ithaca that afford less access to opportunity to residents than others. Increasing
access to affordable housing in a broader range of Ithaca’s neighborhoods, for example, could
be considered increasing opportunity and reducing barriers to housing choice.
The Committee discussed different ways current development in Ithaca could promote
housing choice. New developments in Collegetown will bring more units online, but the
prices will be out‐of‐reach to many college students and also to people who have housing
vouchers. In neighborhoods such as Fall Creek, property values have risen such that it is
difficult to know if deteriorated housing in such neighborhoods is still viable for acquisition
and rehabilitation by CBDOs. The Committee called on Director of Community Development,
Nels Bohn, for more information.
Bohn clarified that there is no reason why CDBG and HOME funds can’t be used for housing in
Fall Creek or any other neighborhood. Public facilities, however, must meet a “benefit test” to
ensure low‐ to moderate‐income neighborhoods are receiving the primary benefit. Bohn
went on to say that though foreclosures tend to be rare in Ithaca, this is another way that
properties can be acquired, improved, and offered for affordable homeownership. He
recalled a time when INHS explored putting housing in an underutilized area in Fall Creek, but
site challenges thwarted the effort. Discussion continued regarding opportunities that could
arise for affordable homeownership and/or rental units at the Immaculate Conception site.
Bohn informed the Committee that Assistant Deputy Secretary for Field Policy and
Management, Matthew Hunter and HUD Region II Administrator, Lynne Patton, along with
others from HUD, made a visit to Ithaca. They met briefly with Mayor Svante Myrick and
Bohn and toured 210 Hancock.
Graham observed that other strategies beyond construction and rehabilitation could be
considered. Down payment assistance is an example. Currently, a matched savings program
called “First Home Club” offered by the Federal Home Loan Bank offers a $7,500 match when
the client saves $1,875 (a 4:1 match). A proposed change in the program could allow
applicants with just $1,000 to receive a $15,000 match, however, as worded it is not clear that
the applicant must be LMI. Banks are awaiting guidance on the matter.
Farrell expressed concern over deteriorating rental housing in various City neighborhoods. Is
there a way to convert such properties for affordable homeownership? Bohn noted that such
properties are also being acquired by people intending to keep them as rentals. Halpert
agreed; this was particularly rampant after the 2008 housing crisis. Investors saw foreclosed
homes as an opportunity.
Discussion turned to AirBnB and vacation rentals as impediments to creation of an abundance
of affordable housing. Bohn reported that Tom Knipe, Deputy Director of Economic
Development has found that AirBnB properties much be rented 60‐70 nights in order to make
more annually than having a single long‐term rental. Mendizabal commented that variable
rates are also common on vacation rental sites; property owners can charge more during peak
demand, unlike the fixed terms of a 12‐month lease.
Graham brought the conversation back to the Mini‐Repair and Homeowner Rehab programs.
This keeps people in their homes, especially in gentrifying neighborhoods. Halpert wondered
if there is a mechanism to get LMI homeowners maximum repair benefit and then enroll the
home in the housing trust fund. Bohn recalled that Lynn Truame had written a grant for such
a project, but it was not funded. This could be something ask INHS—are they interested in
exploring such a project.
The Committee showed interest in a number of questions relating to INHS. Graham directed
Mendizabal to contact Johanna Anderson, INHS’ CEO to invite her to a meeting. Mendizabal
will prepare a list of questions for Committee members to review and add to in advance.
The Committee reviewed options for inclusion of language specifying an AFFH‐directed goal
into the application and instructions for the 2019 Action Plan (see “Goal 7 – Linking to Action
Plan” document). The Committee voiced preference for Option 2, which would add a
question asking the applicant to explain how its project addresses any of the fourteen factors
contributing (“Contributing Factors”) to fair housing issues and problems in the City of Ithaca.
“Promotion of Fair Housing” will also be added to the “Selection Criteria” section of the
application. Staff will make these this to the applications.
Farrell asked how applicants will be able to find information about the fourteen Contributing
Factors. Mendizabal responded that the online version of the application could include a link
to the Contributing Factors, much as it now includes a link to the identified priority needs
within the Consolidated Plan. It will be made available in hard copy, as well.
VI. Other Business
A. IURA Grant Summary
Mendizabal has reached out to TCAction, INHS, and Historic Ithaca about slow‐moving
projects. Further, Bohn has been in touch with Tim Logue of the City’s Engineering
Department, and other voucher for Spencer Road Sidewalks is expected. Projects that have
not expended their 2017 CDBG funds will receive a letter from Mendizabal reminding them of
the need to request an extension if they project their need for funds will continue past
December 31, 2018.
B. Staff Report
Mendizabal was forwarded a request from a community member about eviction data and is
compiling it. She will bring it to December’s meeting.
C. Next Meeting: December 7, 2018
VII. Motion to Adjourn
Meeting adjourned by consensus at 10:31 am.