HomeMy WebLinkAboutMN-IURA-2021-03-25Approved: 4/1/21
108 E. Green St.
Ithaca, NY 14850
(607) 274-6565
MINUTES
ITHACA URBAN RENEWAL AGENCY
8:30 A.M., Thursday, March 25, 2021
Members: Mayor Svante Myrick, Chair; Tracy Farrell, Vice‐Chair; Karl Graham; Chris Proulx; Eric
Rosario; Laura Lewis, Common Council Liaison
Excused: None.
Staff: Nels Bohn; Anisa Mendizabal; Charles Pyott
Guests: None.
I. Call to Order
Chair Myrick called the meeting to order at 8:32 A.M.
II. Agenda Additions/Deletions
None.
III. Public Comments
None.
IV. Review of Meeting Minutes: February 25, 2021
Proulx moved, seconded by Farrell, to approve the meeting minutes, with no modifications.
Carried Unanimously: 5‐0
V. 2021 HUD Entitlement Grant & CDBG‐CV ― AdministraƟve MaƩers
A. Review of Projected Available Funds & Public Hearing Format
Mendizabal explained the IURA anticipates receiving $680,761 in 2021 Community Development Block
Grant (CDBG) Program funding and $334,715 in 2021 HOME Investment Partnerships (HOME) Program
funding, along with the unallocated $63,089.60 in remaining CDBG‐CV funds.
B. Disclosure of Potential Conflicts of Interest
Bohn disclosed he is member of Ithaca Community Gardens (ICG), so he will abstain from any discussion
regarding that project (Part II of the Public Hearing).
Mendizabal, Myrick, Rosario, and Lewis disclosed they or their households have memberships with Buffalo
Street Books (Part II of the Public Hearing).
IURA Minutes
March 25, 2021
Page 2 of 15
VI. Neighborhood Investment Committee (NIC)
A. Contract Amendment #3: Eliminate Asset Cap for Emergency Rental Assistance Program
Graham explained that Ithaca Neighborhood Housing Services (INHS) requested the $5,000 asset cap be
discontinued, since it presents a barrier to assistance. Removing the asset cap would allow approximately
⅓ of applicants who had previously been denied rental assistance to receive it.
Delia Yarrow, INHS, noted the organization has conducted a lot of outreach and will be following up with
those applicants who had been denied based on the asset cap or inability to produce bank statements.
The program has approximately $70,000 in uncommitted funds at this time. INHS anticipates the
remaining funds should be spent down by June 2021, based on this change.
Graham moved, seconded by Farrell:
2019 CDBG‐CV: EMERGENCY RENTAL ASSISTANCE ― Contract ModificaƟon #3
WHEREAS, on April 23, 2020, the IURA recommended and, on May 6, 2020, the City authorized an
allocation of $190,000 from the CDBG‐CV funding source to the Emergency Rental Assistance Program
(ERAP) activity to be implemented by Ithaca Neighborhood Housing Services, Inc., (INHS), and
WHEREAS, the INHS contract states that rental assistance may be paid to landlords of qualified
applicants for up to six months per the amended contract, and
WHEREAS, discontinuing the asset cap would aid applicants by lowering the burden of paperwork that
has been required to document assets, and
WHEREAS, discontinuing the asset cap would further allow approximately one‐third of those applicants
who have been denied Emergency Rental Assistance to receive it, and
WHEREAS, there are unobligated funds remaining in the program, and
WHEREAS, the Neighborhood Investment Committee considered this matter at its March 12, 2021
meeting and recommended the following action; now, therefore, be it
RESOLVED, that the IURA hereby approves Contract Modification #3 to the funding agreement with
INHS for the Emergency Rental Assistance Program to discontinue the applicant asset cap of $5,000,
and be it further
RESOLVED, that the IURA Chair is authorized to execute a contract amendment to implement this
resolution.
Carried Unanimously: 5‐0
IURA Minutes
March 25, 2021
Page 3 of 15
VII. 2021 HUD Entitlement Grant Action Plan & CDBG‐CV: PUBLIC HEARING #1
On a motion by Farrell, seconded by Rosario, and unanimously approved, Chair Myrick opened the Public
Hearing.
― HOUSING APPLICATIONS ―
1. PROJECT #1: HOMEOWNER REHAB ― ITHACA NEIGHBORHOOD HOUSING SERVICES (INHS)
Speaker Affiliation Comments‐in‐Brief
Loralee
Morrow
Ithaca
Neighborhood
Housing Services
(INHS)
The 2021‐22 Program Year will include a stronger focus on
weatherization and energy‐efficiency, with some funding from New
York State Energy Research & Development Authority (NYSERDA).
Each assisted home would receive an energy audit, with any work not
funded by NYSERDA completed as part of the program as a whole.
INHS continues to struggle with vetting as many available contractors
as possible, which has been a challenge over the past year. In the
2019‐20 Program Year, INHS completed three entire roof
replacements, replaced all the windows in one house, and fixed
structural issues in a basement that had been experiencing constant
flooding. The program also routinely uncovers health and safety
issues homeowners may not be aware of. A new component of the
program will include a drone, which will allow closer views of roofs
and second floors. While INHS would appreciate any form of IURA
funding, it would prefer to receive only CDBG funding, since HOME
funding prohibits the post‐rehabilitation property value from
exceeding 95% of the area median property value.
Lewis asked how many homeowners are on the waitlist. Morrow replied she is not exactly sure, but will
find out and inform the IURA after the meeting.
Graham asked how the program was impacted by COVID‐19, over the past year. Morrow replied it started
off slowly. For example, one elderly client was apprehensive about letting people into her house; however,
INHS staff were eventually able to work around COVID‐19‐related issues, while following public health
precautions. All 2019‐20 projects will be completed on schedule.
Bohn asked if INHS is confident it can still complete work on the 6 proposed units, given the recent
increased costs of materials. Morrow replied INHS would plan on completing the first three projects on a
larger, more fully funded scale and then determine what could be accomplished with the remaining funds.
IURA Minutes
March 25, 2021
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2. PROJECT #2: MINOR REPAIR PROGRAM ― ITHACA NEIGHBORHOOD HOUSING SERVICES (INHS)
Speaker Affiliation Comments‐in‐Brief
Loralee
Morrow
Ithaca
Neighborhood
Housing Services
(INHS)
Many of the materials used by the program are funded by the
County’s Office for the Aging (e.g., grab bars, plumbing supplies). The
program has recently seen more requests for accessibility‐related
improvements (e.g., walk‐in showers). The 2019‐20 Program Year was
a struggle for the organization, since its only staff person was called
away to assist a family member. At end of 2020, however, INHS hired
a second repair staff person, with a third more recently added. The
program is now on track to meet its contractual requirements. It also
added a weatherization component to the standard inspection.
Bohn asked if INHS would accept partial funding from HOME and partial from CDBG. Morrow replied the
2019‐20 Program Year’s funding was split between the two, so INHS used CDBG funds for clients who could
not meet the post‐rehabilitation limits. But it was generally more difficult to move projects forward for
clients using HOME funds. INHS would certainly make the program work with a split award, if need be.
3. PROJECT #3: STATE STREET APARTMENTS ― VISUM DEVELOP. GROUP/PROVIDENCE HOUSING DEVELOP. CORP.
Speaker Affiliation Comments‐in‐Brief
Angela Eicholtz Providence
Housing
Development
Corp. (PHD)
PHD was brought into the project because of its Low‐Income Housing
Tax Credit (LIHTC) experience. The project’s market study identified a
capture rate of 1.9%, translating into 3,000 residents in need of the
project’s 57 housing units. (The capture rate is calculated by dividing
the total number of units at a property by the total number of age‐
and income‐qualified renter households in the primary market rate
area.) The project has applied for tax credits. The application remains
pending, with an anticipated award date in April 2021. Unfortunately,
at the time of the application, they also had a pending application for
the supportive housing component, which they did not receive,
although they will certainly reapply. As a result of the reduced annual
cash‐flow, the amount of conventional loan was also reduced, so they
had to make adjustments to the project. To resolve the issue, they
can: apply for more funding; use the proposed IURA award; or adjust
some of the income limits.
Laura Mattos Visum
Development
Group, LLC
Visum has been focusing on expanding its portfolio to incorporate
more affordable/workforce housing. With more than 50% of City
households categorized as cost‐burdened, it is important to address
the need.
IURA Minutes
March 25, 2021
Page 5 of 15
Speaker Affiliation Comments‐in‐Brief
Todd Fox Visum
Development
Group, LLC
Farrell asked what funding the applicants did not receive. Eicholtz replied it was the NYS HCR Rural and
Urban Community Investment Fund’s (CIF) supportive housing funding, which would have gone to about 5
housing units set aside for the lowest‐income residents.
Farrell observed does not appear to be not a significant financial adjustment. Eicholtz replied,
unfortunately, it ripples through the underwriting and impacts the project’s debt‐to‐income ratio, which
reduces the amount of conventional financing it is eligible for.
Farrell asked if that would impact the special needs population. Eicholtz replied, yes. The project would still
give that population priority, but it would not subsidize their rents as much as originally planned. On‐site
supportive services would remain a part of the project.
Farrell asked if the on‐site services would remain, even if there were fewer or no special needs residents.
Eicholtz replied she is not sure. It would depends on Catholic Charities. Presumably, it could be staffed part‐
time.
Farrell noted she would have preferred the recently constructed West Seneca Street project has been more
attractive. It looks somewhat spare, so she hopes the new project would be better‐looking.
Farrell asked what would happen if the project were not LIHTC‐funded in April. Mattos replied, they would
re‐apply.
Graham asked what the overall significance of the IURA’s funding is to the project. Mattos replied it would
show local municipal support and also help leverage additional funds.
4. PROJECT #4: 511 S. PLAIN ST. FOR‐SALE DUPLEX ― ITHACA NEIGHBORHOOD HOUSING SERVICES (INHS)
Speaker Affiliation Comments‐in‐Brief
Leslie
Ackerman
Ithaca
Neighborhood
Housing Services
(INHS)
The $80,000 in IURA funding would go towards construction costs.
The site is not currently on a flood plain, but INHS is designing the
project to minimize future flood risk. Both housing units would be 2‐
bedroom units (not 100% identical). The project requires area
variances, one of which was already granted. The Building Division
has also already approved the project. INHS will design the project for
LEED Gold certification. It is expected to break ground later this Spring
and completed in early 2022. The housing units would be priced to be
IURA Minutes
March 25, 2021
Page 6 of 15
Speaker Affiliation Comments‐in‐Brief
affordable to buyers earning ≤80% Area Median Income (AMI):
equivalent to an annual income of $48,000 for a single person. The
units would be priced at approximately $140,000‐$145,000 and both
units would become part of the Community Housing Trust (CHT),
which significantly reduces the property tax burden for homeowners.
Bohn asked what cladding material would be used. He believes the plans show cementitious clapboard.
Ackerman replied that represents an upgrade that INHS is committed to, if it can afford to do so. The
contractor believes it is still feasible, but construction costs are significantly higher than in the past.
5. PROJECT #5: HOUSING SCHOLARSHIP PROGRAM ― THE LEARNING WEB, INC.
Speaker Affiliation Comments‐in‐Brief
Danielia Barron The Learning
Web, Inc.
Since 2008, the program has served 60 youth, 56 of whom exited
safely. Four youth are currently being housed, with another two
vacant apartments. In 2020‐21, the program served 6 youth. The
network the program has built over the years is one of the most
important components of the program. It did not spend as much of its
2019‐20 funding as planned, due to the pandemic. The Learning Web
closed its doors for about four months, since some staff were
apprehensive, and did not conduct any intakes; however, it is now
fully operational.
Ish (program
graduate)
The Learning
Web, Inc.
She joined the program in Summer 2020. It has been crucial to her for
maintaining employment and returning to college. It has relieved a
great deal of stress about where she is going to sleep at night. Her
case manager has been very helpful and supportive, assisting to
connect her to community services.
Proulx asked what the standard timeline is for assisting the youth and how the program successfully
graduates its participants. Barron replied the timeline is usually 12 months, but occasionally 18 months, if
required, to ensure a safe and stable exit from the program. An internal committee determines the best
approach for each participant.
Graham asked if the number of homeless youth in the community is stable or has been growing. Barron
replied it appears to have been stable over the past few years, at approximately 500 individuals. Multiple
community programs assist in getting homeless youth into stable housing, which has helped stabilize the
situation.
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March 25, 2021
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6. PROJECT #6/6A: SECURITY DEPOSIT ASSISTANCE FOR VULNERABLE HOUSEHOLDS (& DELIVERY) ―
CATHOLIC CHARITIES OF TOMPKINS/TIOGA COUNTIES (CCTT)
Speaker Affiliation Comments‐in‐Brief
Michaela
Cortright
Catholic Charities
of
Tompkins/Tioga
Counties (CCTT)
87% of beneficiaries are ≤30% AMI and are generally the most cost‐
burdened. In the 2019‐20 Program Year, 69 beneficiaries were
assisted, of whom 20 were homeless and 6 chronically homeless.
CCTT staff make numerous connections to other community programs
and wrap‐around services. CCTT continues to maintain good
relationships with landlords and local service providers. CCTT follows
up with recipients after 6 months and 12 months. Of those CCTT was
able to reach, 92% remained in stable housing. Demand has remained
consistent, although COVID‐19 temporarily slowed the pace of
applications. CCTT has begun to see an increase in applications
recently.
― CDBG-CV APPLICATIONS ―
7. PROJECT #19: HEALTH & WELLNESS: SMOOTHIES, FOOD SERVICES, & YOGA ― BLACK HANDS UNIVERSAL, INC.
Speaker Affiliation Comments‐in‐Brief
Harry Smith Black Hands
Universal, Inc.
Last Summer, the organizers offered nutrient‐rich power smoothies to
the homeless and other vulnerable/disenfranchised community
members to boost their immunity and overall well‐being. They were
also able to hire four youth to staff the stands. The project produced
1,700 smoothies in a month’s time. This year, the organizers plan to
produce a much larger volume, at three separate locations, over the
entire Summer, but will need more tents, chairs, blenders, and other
supplies. The organizers have collaborated with Southside Community
Center (SCC), which has been very helpful.
Farrell asked if the three proposed sites would be West State/M.L.K., Jr. Street, West Village Apartments,
and Northside. Smith replied, yes. The Northside site would be near 210 Hancock Street. Farrell asked
how many hours the youth would work. Smith replied, 20 hrs./wk.
Graham asked where the funding came from for last year’s project. Smith replied from him, Nia Nunn, and
several other friends. It was a collaborative community‐wide effort.
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March 25, 2021
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Proulx asked if most of what the project would need is supplies and equipment, in addition to the stipends,
and whether the food was donated. Smith replied it varies according to what they can get donated. The
project receives donations from farms, but there is a limit to what they can provide and the rest needs to
be purchased.
Proulx asked what would be involved in terms of verifying the low‐to‐moderate income (LMI) eligibility of
the beneficiaries, or whether it would be an eligible use of funds because it would serve an LMI area.
Mendizabal replied if the IURA funded the youth stipends, their household income could be verified. If not,
some other form of income verification would be needed. The project could be classified as an LMI Limited
Clientele activity, or the IURA could discuss other ways of obtaining the income information. In either case,
IURA staff would work with the applicant to ensure CDBG compliance.
Mendizabal asked how much the stipends would be. Smith replied in 2020 it was $200‐225/wk. per youth.
Bohn asked what the yoga component of the project entails. Smith replied both youth and beneficiaries
participate in yoga every morning in front of the Southside Community Center.
8. PROJECT #20: ON CALL OFFICE SUBDIVISION ― THE ADVOCACY CENTER OF TOMPKINS COUNTY
Speaker Affiliation Comments‐in‐Brief
Heather
Campbell
The Advocacy
Center of
Tompkins County
The pandemic has impacted the organization significantly. In 2020, it
experienced over 35% higher hotline call‐volume than the prior year,
although most of that increase was in the second half of the year,
which produced over 50% higher call‐volume than baseline. This
trend has continued into this quarter. As a result, the organization has
been providing a particularly high/sustained level of service. It has
been trying to move more staff back into the office, since providing
crisis services remotely is very difficult. Unfortunately, it is not
currently feasible to have all three staff persons in the office space at
one time, while maintaining COVID‐19 precautions. The project would
provide two separate office spaces for people to be socially distant.
Both spaces would have their own ventilation, including functional
windows. Dividing the space would make an enormous difference for
the organization, allowing it to bring all its staff back and ensure a
continued high level of operation over the coming year. It would also
create more private spaces to meet with clients. Given the increasing
cost of construction materials, she checked with the contractor who
believes the original estimate should remain roughly accurate. The
application funding request does, however, include additional funds,
as a contingency.
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March 25, 2021
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Lewis asked if the project could be completed by the end of June 2021, if awarded. Campbell replied, yes.
The contractor has penciled the project in, with the goal of getting it done as quickly as possible.
Lewis asked how the call‐volume has historically changed over the course of a year. Campbell replied, while
there are some seasonal fluctuations, they only represent a difference of 10%. She does not know how
long the recent surge in demand will continue.
9. PROJECT #21: ONLINE MARKET DISCOUNTS FOR LMI/SNAP ELIGIBLE CUSTOMERS ― ITHACA FARMERS
MARKET
Speaker Affiliation Comments‐in‐Brief
Anton Burkett Ithaca Farmers
Market (IFM)
The COVID‐19 crisis has significantly affected IFM’s customer traffic
and vendor sales. In order to minimize the financial impact, IFM will
be offering an online ordering option, coupled with a weekly off‐site
curbside pickup at the DMV parking lot. The pilot project was hugely
successful. Since January, IFM had over $24,000 in online sales,
$1,200 of which, or 5%, of which were SNAP purchases. IFM is deeply
committed to the essential service of providing food to those at
highest risk in the community.
Monika Roth Ithaca Farmers
Market (IFM)
IFM believes online shopping will continue to be a viable alternative in
the post‐pandemic future. To reach the SNAP target population, IFM
will focus on certain City neighborhoods. Cornell Cooperative
Extension (CCE) will conduct outreach to local organizations that serve
LMI residents (e.g., DSS, Catholic Charities, TCAction, Southside
Community Center, GIAC). The plan is to operate it for the entire
season: May‐October. If funded, a seasonal part‐time worker would
help coordinate the program, reaching approximately 350 SNAP
households.
Proulx asked if the 40% subsidy for SNAP recipients would only available for the curbside option. Burkett
replied, yes. Roth added the State has a program for SNAP recipients, where for every $5 of farmers
market tokens they purchase, they receive an additional $2 coupon.
Farrell asked why the State would not provide the same benefit for online purchases. Roth replied it is not
something IFM has inquired about, although it may be possible.
Bohn asked how the program would accommodate people without the means to pick up groceries at the
centralized location. Burkett replied IFM has discussed possible deliveries to apartment complexes.
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March 25, 2021
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10. PROJECT #22: PARTNERS IN HEALTH ― BRIGHT SYNERGY ASSOCIATES
Speaker Affiliation Comments‐in‐Brief
Karen L. Brown Bright Synergy
Associates
The application listed the numbers of beneficiaries in the “% City of
Ithaca Residents” and “% Below 80% AMI” fields, but it should have
listed 100% for both. COVID‐19 has provided the perfect example of
how misinformation, lower health‐literacy skills, and healthcare
inequities can negatively impact both individuals and wider
communities. Communication barriers (e.g., medical terminology and
acronyms) are something Bright Synergy Associates sees all the time
when working with healthcare providers. The project would provide
30 elderly individuals with empowerment training to build health‐
literacy skills and 25 healthcare professionals with training in health‐
literacy strategies. The project would provide 16 hours of community‐
based education for healthcare professionals, with a stipend; and a
four‐part series with older adults to discuss basic health‐ and digital‐
literacy.
Rosario remarked there is significant diversity in the County’s population, including large Latinx and Asian
populations, particularly Burmese and Tibetan residents. He has personally not seen much effort or
consideration given to translation services/materials at points‐of‐service. He asked how the program would
accommodate these populations. Brown agreed accommodating diverse populations is not merely about
providing a translator or simplified written materials, but encompasses far more than that. While she likes
the Think Cultural Health Model, the Respect Model of cross‐cultural communication covers any population
one may work with. The Agency for Healthcare Research and Quality (AHRQ) also has a great program,
including videos, which is very effective.
Bohn asked how much demand exists for the program and if there is a waiting list. Brown replied that
attracting seniors is one reason the stipend was included in the program. People who have participated in
the program have really enjoyed it. Bright Synergy Associates is working with Ithaca College and public
libraries to provide as much access to the program as possible. They have conducted sessions at Longview
and McGraw House, which were both filled.
Farrell asked if 100% of the 30 elderly individuals being served would have household incomes of ≤80%
AMI. Brown replied, yes. It was her understanding that the elderly are automatically considered LMI.
Mendizabal responded that is not necessarily the case, although HUD does make certain assumptions about
elderly populations. In either case, IURA staff would work with the applicant regarding the issue,
depending on the program design and outreach efforts.
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March 25, 2021
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12. PROJECT #24: SANITATION STATION ― IURA
Speaker Affiliation Comments‐in‐Brief
Anisa
Mendizabal
IURA Since businesses, service providers, and community institutions have
all been closed as a result of the pandemic, public restrooms have not
been accessible as they ordinarily would have been, and there have
been increased cases of public defecation and urination. The project
would provide a temporary restroom during the public health crisis
and meet a basic human need. It came about through various
conversations in the community. Mendizabal spoke to different
stakeholders, City staff, service providers, and the Continuum of Care
(CoC) to identify the need. People with limited access to public
restrooms, like the homeless, are among the most vulnerable
community members. It would also help prevent the spread of other
infectious diseases, like Hepatitis A. It could be located at various
downtown sites (e.g., Creekwalk, Bank Alley, DeWitt Park).
Mendizabal researched the cost of an ADA‐compliant restroom unit
over 12 months, including cleaning and sanitizing services. There
would also be a textable survey, in case the City would like to explore
establishing a permanent public restroom in the future. The project
would require a formal project sponsor. Mendizabal reached out to
the Downtown Ithaca Alliance (DIA), which expressed some interest.
Graham asked what role the project sponsor would serve. Mendizabal replied that role could function in
different ways. Neighborhood Investment Committee (NIC) members and others have said they would like
another community organization to take ownership and oversight over the project, since the IURA itself
does not have the organizational capacity to implement it.
11. PROJECT #23: HVAC UPGRADE ― ST. JOHN'S COMMUNITY SERVICES (SJCS)
Speaker Affiliation Comments‐in‐Brief
Roy Murdough St. John’s
Community
Services (SJCS)
All SJCS’ work is coordinated through the Friendship Center. In 2020,
the shelter provided housing for 552 individuals, representing 25,000
bed‐nights. The 20‐bed shelter’s capacity was reduced to 10 beds,
during COVID‐19. The way SJCS provides services has changed
dramatically since COVID‐19. Many people use the Friendship Center
on a daily basis (e.g., showers, bathrooms, food pantry, mailing
address). The current HVAC system covers three floors, with one unit
on each floor, using a return‐air recirculating system. Introducing
fresh air would help alleviate the risk of COVID‐19 infection and meet
health department requirements. It would also scrub the air with U/V
light.
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March 25, 2021
Page 12 of 15
Speaker Affiliation Comments‐in‐Brief
Chris
Teitelbaum
St. John’s
Community
Services (SJCS)
Graham asked if SJCS owns the building. Murdough replied, yes. Graham asked if the landlord agreed to
the proposal. Murdough replied, yes, but he is not willing to provide any funding for it.
Graham observed the IURA will be reviewing an SJCS proposal for an expanded shelter at another site. He
asked how long Murdough anticipates staying in the current location. Murdough replied there are
numerous unknown factors involved, but he does not foresee moving into a new shelter for some
considerable time. There is also a high likelihood they would continue to use the current site for some
purpose.
Lewis asked how quickly the HVAC could be installed. Murdough replied, within a month.
On a motion by Rosario, seconded by Farrell, and unanimously approved, Chair Myrick suspended the
Public Hearing.
VI. Neighborhood Investment Committee (NIC) [continued]
B. Acquisition/Resale of Real Property Located at 324 E. Buffalo St.
Graham explained that INHS acquired the property when it received funding for the affordable housing
portion of project, but the Catholic Charities building was excluded from the award. The proposal would
permit INHS to keep Catholic Charities in the current building at an affordable rent level.
Proulx asked why INHS cannot simply purchase the building directly, through financing. Bohn replied INHS
did purchase it, using a construction loan, but which it would now need to repay. INHS also approached a
few lenders.
Graham moved, seconded by Proulx:
Acquisition & Resale of 324 W. Buffalo Street Property
WHEREAS, Ithaca Neighborhood Housing Services, Inc. (INHS) used an acquisition loan to acquire the
former Immaculate Conception school campus including the building occupied by Catholic Charities at
324 W. Buffalo Street (the Property), and
WHEREAS, INHS has been awarded funding to redevelop the school buildings for affordable housing
project that excludes the Property, and
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March 25, 2021
Page 13 of 15
WHEREAS, INHS needs to secure other funding to pay off the $110,000 portion of the acquisition loan
attributable to the Property, and
WHEREAS, Catholic Charities occupies the 5,600‐square‐foot building on the Property from which it
operates numerous anti‐poverty programs, including the Security Deposit Assistance Program for low‐
income renters that receives funding assistance from the IURA, and
WHEREAS, INHS is committed to keep Catholic Charities in the building at 324 W. Buffalo Street at a
rent level it can afford, if INHS can secure affordable financing to repay the acquisition loan, and
WHEREAS, INHS requests the IURA acquire the Property for $110,000 from INHS and resell it to INHS
for that same value with 100% owner‐financing, and
WHEREAS, INHS agrees to purchase the property from the IURA after the IURA acquires it from the
current owner, under the following sales terms:
Purchase Price: $110,000
Payment of Purchase Price: 100% owner financing by IURA
Repayment Term: 15 years
Amortization Term: 24 years
Interest Rate: 2.5%
Down payment: $0
Closing Costs: INHS responsible for all legal and closing costs
Collateral: 1st mortgage
Maximum Rent: not to exceed $6/sf
Tenant Income: Catholic Charities or another not‐for‐profit entity
Affordability Period: 15 years, and
WHEREAS, the IURA received $688,555 in net proceeds from 2019 loan pay‐offs from Cayuga Green,
LLC resulting from prior IURA property sales to implement the Cayuga Green Urban Renewal Project,
and
WHEREAS, $110,000 of these non‐HUD funds remains available for acquisition of property, and
WHEREAS, 324 W. Buffalo Street is located within the Urban Renewal Project Area, and
WHEREAS, use of IURA funds to assist INHS retain Catholic Charities in their current building at an
affordable rent level advances the Agency’s community development and affordable housing mission
and creates an income stream to the Agency, and
WHEREAS, at its March 12, 2021 meeting, the IURA Neighborhood Investment Committee reviewed
this matter and recommends the following; now, therefore, be it
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March 25, 2021
Page 14 of 15
RESOLVED, the IURA hereby authorizes acquisition of property located at 324 W. Buffalo Street, Ithaca,
NY and resale to Ithaca Neighborhood Housing Services, Inc. subject to the above‐listed terms, and be
it further
RESOLVED, the purchase price and resale price shall be established at $110,000, and be it further
RESOLVED, the IURA Chairperson, subject to review by IURA legal counsel, is authorized to sign any
and all documents to implement this resolution, including but not limited to a Purchase and Sale
Agreement, a Loan Agreement, and a Mortgage.
Carried Unanimously: 5‐0
C. Committee Chairperson Report
None.
VIII. Economic Development Committee (EDC)
A. Committee Chairperson Report
Proulx reported that the IURA issued a Request for Expressions of Interest (RFEI) for Inlet Island. The
Committee will meet to structure its review process, so that formal review of the proposals could begin in
May 2021.
IX. Other Business
A. IURA Chairperson Report
Myrick reported that the State’s cannabis legalization initiative is imminent. Municipalities would have an
opt‐out option for having a dispensary. He is not yet sure what the tax rate would be, or how the revenues
would be allocated. Nor does he know if the City would be able to quantify the cannabis portion of the
additional sales tax revenues. In either case, the City will begin to plan how best to use the additional
revenue.
Graham suggested the City ensure entrepreneurs of color are provided the opportunity to train and
operate the dispensary.
B. Common Council Liaison Report
Lewis reported that considerable work has been done on the Reimagining Public Safety initiative. The
Planning & Economic Development Committee (PEDC) also approved the CDBG‐CV GIAC programming and
Community Outreach Worker funding proposals.
Lewis reported the Anti‐Displacement Learning Network (ADLN) working group has held ongoing meetings
since the grant was awarded. The project is moving forward towards implementation and deployment of
the funds. Mendizabal added that the Human Services Coalition of Tompkins County (HSC) has
interviewed job candidates and will be hiring the first applicant for the position.
IURA Minutes
March 25, 2021
Page 15 of 15
C. Staff Report
Bohn reported the meeting materials include a letter from the Mayor to Senator Schumer, opposing the
Office of Management and Budget’s (OMB) proposed change to the statistical definition of Metropolitan
Statistical Area (MSA). The proposal would reclassify 144 existing MSAs with urbanized areas under
100,000 as Micropolitan Statistical Areas, which would have an adverse impact on the City’s HUD
Entitlement Program funding.
Bohn reported that The American Rescue Plan Act (ARP) includes an additional $5B in funding for HOME
activities, including expanding the allowable use of funds (e.g., conversions of hotels to homeless shelters).
X. Adjournment
The meeting was adjourned at 11:05 A.M.
— END —
Minutes prepared by C. Pyott, edited by N. Bohn.