HomeMy WebLinkAboutMN-IURAED-2019-10-15Approved: 12/17/19
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 15, 2019
Common Council Chambers, City Hall, Ithaca, NY
Present: Chris Proulx, Chair; Doug Dylla, Vice‐Chair; Leslie Ackerman; Charles Hamilton
Excused: None
Vacancies: 2
Staff: Nels Bohn; Charles Pyott
Guests: Molly Chiang, Vecino Group of New York, LLC (via internet)
Rick Manzardo, Vecino Group of New York, LLC (via internet)
Scott Whitham, Whitham Planning & Design
Kate Chesebrough, Whitham Planning & Design
I. Call to Order
Chair Proulx called the meeting to order at 3:33 P.M.
II. Agenda Additions/Deletions
None.
III. Review of Meeting Minutes: July 23, 2019
Ackerman moved, seconded by Hamilton, to approve the July 23, 2019 minutes, with no modifications.
Carried Unanimously: 4‐0.
IV. Green Street Garage Redevelopment Urban Renewal Project
A. Western & Center Sections of Project Site ― Asteri (Vecino Group of New York, LLC)
VERSION 1 ― ORIGINAL CONCEPT: 11 stories, 218 affordable units, 2‐story 49,000 SF conference center,
350 parking spaces (excludes east section of garage)
VERSION 2.1 ― EXCLUDES CONFERENCE CENTER: 8 stories, 173 affordable units, 1‐story 9,000 SF
commercial (light‐gauge steel construction like City Centre)
VERSION 2.2 ― EXCLUDES CONFERENCE CENTER: 12 stories, 273 affordable units, 1‐story 9,000 SF
commercial (structural steel construction like Harold’s Square)
1. Preparation for Upcoming Public Hearing on Disposition & Development Agreement (DDA) [Link to:
Vecino Group ENA Submission]
Project Update; Draft Project Schedule; Project Boundary & Site Improvements; Construction Phase
Mitigation Plan
IURA EDC Meeting Minutes
October 15, 2019
Page 2 of 7
Bohn explained the main subject of discussion will be to prepare for the project’s November 12, 2019
Public Hearing at the next Committee meeting. Following the Public Hearing, Common Council will be
asked to render a preliminary determination of its intent to: (1) approve the project, as proposed; (2) seek
modifications; or (3) reject the project. Assuming Common Council approves the project, the developer
will proceed with the Site Plan Review and City Environmental Quality Review (CEQR) process. Two areas of
possible contention are: (1) whether the area nearest City Hall should remain off‐street parking or be
converted to a more park‐like environment; and (2) proposed site improvement plans for upgrades to
areas surrounding the buildings. Vecino has also prepared a report regarding mitigation of Construction
Phase impacts.
Whitham and Chesebrough walked through site plan diagrams submitted for the Committee’s review,
including the one appearing below:
Whitham explained there are four areas to be examined. The first two are relatively simple: Home Dairy
Alley by Center Ithaca, which would involve the addition of new materials and design (e.g., paving and
lighting); and the area near Cinemapolis, which would include new paving, lighting, and planters.
IURA EDC Meeting Minutes
October 15, 2019
Page 3 of 7
Whitham noted the area between the project site and City Hall is more complex, but it also affords more
opportunity for improvement, depending on where the property boundary line is established. Whitham
Planning & Design would generate the conceptual design, with other details (e.g., financials) to be
addressed later in the process.
Chesebrough walked through what the designers termed “commitments diagrams.” The Green Street
access alley adjacent to City Hall, which is needed for vehicular access to Harold’s Square, will primarily be
updated with new paving and lighting, and would be operated and maintained by the City. Vecino, the
City, and other stakeholders would share responsibility for any programming on the site.
Chesebrough explained that the property boundary line, as proposed, closest to City Hall, follows the
garage’s façade. There has been some discussion about reducing the number of parking spaces in front of
City Hall to create the opportunity for a public space; however, there is a very limited footprint in which to
accomplish that. Ideally, the area in front of City Hall would include new paving, fewer parking spaces, and
a small number of new trees, stopping at the existing concrete curb outside City Hall.
Chesebrough explained the extension of Home Dairy Alley up through/to Green Street would be mostly
open to the sky. It would include ground lighting, plantings, and public seating. The area immediately in
front of the Cinemapolis entrance would remain open and unobstructed. Vecino would be responsible for
the design and maintenance of the area. Design review would be the City’s responsibility, while
programming would be shared between the City and Vecino.
Chesebrough explained the fourth area to be defined would be the streetscape along Green Street. Vecino
proposes to design, bid, and construct that area, but the City would operate and maintain it. Programming
would be shared between Vecino, the City, and other stakeholders. The area would include bike parking,
new paving, and sidewalk access.
Manzardo added it would make the most sense if Home Dairy Alley itself were operated and maintained
by the City.
Bohn explained the City’s Engineering Division believes it may be best to retain a limited amount of
parking immediately next to City Hall. He noted it would be helpful if an illustration could be designed
showing the benefits of creating a more park‐like setting, with visually interesting elements, to show to
Common Council.
Proulx asked if Vecino would genuinely prefer to play a role in development of the area in front of City
Hall, or not. Whitham indicated he believes Vecino would very much like to lead the design process for the
urban parklet, but the site itself is outside Vecino’s control. The future of the space and how it relates to
the project, future budgets, and controls remain to be determined.
Bohn noted the property boundary issue is rather complex, including the fact that there are Building Code
limitations associated with building openings, windows, and doors, depending on where the property line
is drawn. The question is where Vecino would prefer to have the boundary line. He would suspect Vecino
would want to extend it to enable windows on that side of the building.
IURA EDC Meeting Minutes
October 15, 2019
Page 4 of 7
Proulx observed there will still need to be enough space for vehicular access to the stores nearest City Hall.
Whitham added there is an existing 16‐foot easement for that purpose.
Ackerman asked if the Committee is expected to communicate a particular preference to the IURA Board.
Bohn replied, yes. It would be best if the Committee could reach a consensus to recommend to the IURA
Board.
Dylla noted he generally supports the “parklet” concept, especially if there were some functional flexibility
involved with it (e.g., day vs. night programming).
Whitham asked if it would be helpful to provide an analysis, using a revised diagram, to illustrate the potential
for the site in front of City Hall. Dylla replied, yes. He asked if a rendering could be generated. Whitham
replied that should be possible.
Hamilton indicated he also supports the parklet.
Whitham indicated he will provide one or more illustrations for a multi‐use area in front of City Hall in time for
the IURA Board meeting on October 24th, including the project boundaries that would probably work best.
Bohn referred the Committee to the preliminary construction plan prepared by Welliver and Vecino,
describing how the parking garage, egress paths, and Cinemapolis operations may be affected during the
construction of Asteri Ithaca. The plan confirms prior assumptions. The site would be shut down for 3‐5
months, during the demolition and reconstruction process. Two construction methods have been proposed:
cast‐in‐place concrete, which requires shoring on the lower levels; or pre‐cast concrete, which would have a
shorter impact on the closure of the garage and Cinemapolis. The City should plan on the site being closed for
five months. The issue should be discussed at the Public Hearing, with an explanation of how parking would
be managed over that time period, and potential mitigation options. There would be a total of 24 months of
construction activity on the site.
B. Eastern Section of Project Site ― Rothschild Building (Ithaca Properties, LLC)
1. Project Update
Bohn reported plans for the proposed project on the Eastern Section have been progressing. Some
preliminary application materials for the project are included in today’s agenda materials. Bohn noted that
one issue to be determined is how many units would be affordable. The developer has already indicated it
will seek Community Investment Incentive Tax Abatement Program (CIITAP) support. The developer expects
to be ready for a November 2019 submission of more details about the project.
Hamilton noted he would not likely be able to support the project without some affordable housing.
IURA EDC Meeting Minutes
October 15, 2019
Page 5 of 7
V. New Business
A. 2nd Amendment to Loan Agreement: Sunny Days of Ithaca, LLC (CD‐RLF #37)
Bohn explained that Sunny Days has requested a temporary 3‐month loan deferment with payments to
resume on November 1, 2019. He does not have any objections to approving the request.
Hamilton moved, seconded by Dylla:
Sunny Days of Ithaca, LLC ― 2nd Amendment to Loan Agreement (CD‐RLF #37)
WHEREAS, on May 2, 2014, the IURA issued a $50,000 loan to Sunny Days of Ithaca, LLC (Sunny Days)
for a $125,000 project to open a retail business at 123 S. Cayuga Street (since relocated to 215 E. State
Street), and
WHEREAS, as of September 30, 2019, the loan balance is $9,529.17, and
WHEREAS, the loan is scheduled to be repaid in full on June 1, 2020, and
WHEREAS, Sunny Days has monthly IURA loan payments automatically withdrawn from her bank
account, and
WHEREAS, the IURA’s loan servicer, M&T Bank, has experienced problems with their loan servicing
system resulting in failure to issue invoices and process automatic withdrawals from Sunny Days bank
account for August, September and October, and
WHEREAS, Sunny Days has made inventory purchase commitments based on an assumption that
monthly loan payments were processed on a timely basis and the business was current on the IURA
loan, and
WHEREAS, Sunny Days indicates that a triple loan payment will create an unanticipated cash flow
problem, and
WHEREAS, Sunny Days requests a temporary 3‐month loan deferment with payments to resume on
November 1, 2019 and the loan repayment period to be extended for an approximately 3 month
period, and
WHEREAS, the IURA Economic Development Committee reviewed this matter at their October 15,
2019 meeting and recommended the following action; now, therefore, be it
RESOLVED, the IURA hereby approves a requested three month deferment of loan repayments by
Sunny Days of Ithaca, LLC (August, September and October payments) and waives any late penalty
payments accrued due to failure to receive loan invoices from July through October 2019, and be it
further
IURA EDC Meeting Minutes
October 15, 2019
Page 6 of 7
RESOLVED, that the loan agreement be amended to recognize the deferment and extend the term of
the loan to fully amortize the loan, and be it further
RESOLVED, that the IURA Chairperson, upon the advice of IURA legal counsel, is hereby authorized to
execute all necessary and appropriate documents to implement this resolution.
Carried Unanimously: 4‐0
B. 2nd Analysis of ED Loan Fund Unobligated Balance ― Report
Bohn walked through the following Unobligated Balance Analysis, noting that the cash balance as of
7/31/19 is $457,963. He added the report will need to be updated to reflect a more accurate figure.
IURA EDC Meeting Minutes
October 15, 2019
Page 7 of 7
VII. Old/Other Business
A. IURA Loan & Lease Payment Report: September 2019
Bohn reported virtually all HUD Entitlement Program projects are progressing well, including prior slow
projects. Only the following two projects are experiencing delays at this time:
2018 Project 1: Neighbor to Neighbor Homeowner Rehab (CDBG)
2018 Project 18: Domestic Violence Center Renovation (CDBG)
Bohn noted the Neighbor to Neighbor project has been delayed, partially because of some leadership and
staffing changes. It is admittedly not a high‐capacity organization, due to its small size and reliance on
volunteers. Neighbor to Neighbor recently identified a property for a project.
Bohn explained the Domestic Violence Center is waiting for funding from the State’s Dormitory Authority
of the State of New York (DASNY), which usually seems to take a long time, and which has delayed the
project. Mendizabal has followed up with the center’s Executive Director. To a large extent, the delay was
beyond its control, since it needs sufficient funding on‐hand to hire a contractor.
Bohn reported all loan repayments are current, except for Finger Lakes School of Massage, due to the
school’s recent much‐publicized management and accreditation crisis, and Sunny Days, as discussed earlier
in the meeting.
Bohn reported all lease payments are current, except Southside Community Center.
B. Loan Pipeline Report
Bohn noted a kitchen‐supply and home goods store that is interested in an IURA loan has postponed its
opening until Spring 2020. The IURA should expect to receive an application in either November or
December.
C. Staff Report
Bohn reported that Finger Lakes ReUse closed on its loan and acquired its property, which is a very good
outcome.
VIII. Adjournment
The meeting was adjourned by consensus at 4:53 P.M.
— END —
Minutes prepared by C. Pyott, edited by N. Bohn.