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Tompkins County Industrial Development Agency
401 E. MLK Jr., Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD
TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY BOARD OF DIRECTORS MEETING
• Wednesday, April 10, 2019 • 2:00 PM Legislative Chambers
Governor Daniel D. Tompkins Building 121 E. Court Street, Ithaca NY
AGENDA
1. CALL TO ORDER 2. PRIVILEGE OF THE FLOOR 3. BUSINESS
Old Business Page 1. Lansing Renewables Solar – Final Approval
Authorizing Resolution 2 Public Hearing Minutes 8 New Business
1. Cornell University Bond Series 2002A Amendment to Indenture Request Letter 9 Authorizing Resolution 10
2. Ithaca Downtown Associates (Hilton Canopy) PILOT Modification Request from Applicant 15 PILOT Comparisons 16 Authorizing Resolution 17
3. Ithaca Arthaus, LLC Application Application 22 Benefits Memo 41
4. Ex Libris, LLC Application CIITAP Application 43 Application 76 Benefits Memo 94
5. City of Ithaca Parking Presentation and Discussion Dan Cogan, Chief of Staff & Peter Messmer, Director of Parking City of Ithaca Parking Study RFQ 96 Downtown Ithaca Alliance Letter 101 Newman Development Group Letter 104
6. Committee Minutes Finance & Audit Committee 106 Energy Committee 107 Governance Committee 108
4. CHAIR’S REPORT 5. STAFF REPORT 6. APPROVAL OF MEETING MINUTES – March 13, 2019 109 7. ADJOURNMENT
Next Meeting: May 8, 2019 @ 2:30 PM
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RESOLUTION (Lansing Renewables, LLC Project)
A regular meeting of the Tompkins County Industrial Development Agency was
convened in public session on Wednesday, April 10, 2019, at 2:00 p.m., local time, at 121 E. Court Street, Ithaca, New York 14850. The meeting was duly called to order by the Chair, with the following members being:
PRESENT:
ABSENT:
ALSO PRESENT:
On motion duly made and seconded, the following resolution was placed before the members of the Tompkins County Industrial Development Agency:
RESOLUTION OF THE TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY (i) ACKNOWLEDGING, WITH RESPECT TO THE PROJECT (AS DEFINED BELOW), (a) THE ACCEPTANCE OF THE APPLICATION (AS DEFINED BELOW) AND (b) THE AUTHORIZATION OF THE PUBLIC HEARING (AS DEFINED BELOW); (ii) ACKNOWLEDGING AND ADOPTING THE NEGATIVE DECLARATION ISSUED BY THE LANSING PLANNING BOARD (AS DEFINED BELOW) PURSUANT TO ARTICLE 8 OF THE ENVIRONMENTAL CONSERVATION LAW AND 6 N.Y.C.R.R. PART 617; (iii) AUTHORIZING THE NEGOTIATION, EXECUTION AND DELIVERY OF A FINANCIAL ASSISTANCE AND PROJECT AGREEMENT, LEASE AGREEMENT, LEASEBACK AGREEMENT, TAX AGREEMENT AND RELATED DOCUMENTS; (iv) DESCRIBING AND AUTHORIZING THE FINANCIAL ASSISTANCE TO THE COMPANY IN THE FORM OF (a) A REAL PROPERTY TAX ABATEMENT STRUCTURED THROUGH THE TAX AGREEMENT AND (b) AN EXEMPTION FROM MORTGAGE RECORDING TAXES IMPOSED ON THE FINANCING RELATED TO THE PROJECT; AND (v) AUTHORIZING THE EXECUTION AND DELIVERY OF A MORTGAGE AND RELATED DOCUMENTS.
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WHEREAS, by Title I of Article 18-A of the General Municipal Law of the State of New
York (the "State"), duly enacted into law as Chapter 1030 of the Laws of 1969 of the State, as amended, and Chapter 535 of the Laws of 1971 of the State as amended and codified as Section 895-b of the General Municipal Law (collectively, the "Act"), the TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY (the "Agency") was created with the authority and power to acquire, construct, renovate, reconstruct, lease, improve, maintain, equip and sell land and any building or other improvement, and all real and personal properties, including, but not limited to, machinery and equipment deemed necessary in connection therewith, whether or not now in existence or under construction or renovation, which shall be suitable for manufacturing, warehousing, research, commercial or industrial facilities, in order to advance job opportunities, health, general prosperity and the economic welfare of the people of the State and to improve their standard of living; and
WHEREAS, LANSING RENEWABLES, LLC, for itself or on behalf of an entity
formed or to be formed by it or on its behalf (the "Company"), previously submitted an application (as the same may be modified or supplemented from time to time, the "Application") to the Agency, a copy of which is on file with the Agency, requesting the Agency’s assistance with respect to a certain project (the "Project") consisting of: (A) the acquisition by the Agency of a leasehold interest in a parcel of land located at 339 Jerry Smith Road, Town of Lansing, Tompkins County, New York (or other property located in Tompkins County) (the "Land"); (B) the construction on the Land of a 5-megawatt (MW) community solar array to be used to generate electricity that will allow residential and commercial subscribers to receive renewable energy that will offset traditional power sources for the equivalent of approximately 1,000 homes and small businesses ("the Improvements"); and (C) the acquisition and installation in, on and around the Improvements of certain items of machinery, equipment and other tangible personal property (collectively, the "Equipment"; and, together with the Land and the Improvements, the "Facility"); all to generate clean electricity to be sold to residential and commercial customers; and
WHEREAS, pursuant to Article 18-A of the Act, the Agency desires to adopt a resolution
describing the Project and the Financial Assistance (as such term is defined below) that the Agency is contemplating with respect to the Project; and
WHEREAS, it is contemplated that the Agency will (i) negotiate and enter into a
financial assistance and project agreement (the "Project Agreement"), a lease agreement (the "Lease Agreement"), a leaseback agreement (the "Leaseback Agreement"), a payment-in-lieu-of-tax agreement (the "Tax Agreement") and related documents with the Company, (ii) take or retain title to, or a leasehold interest in, the Land, the Improvements, the Equipment and the personal property constituting the Project (once the Lease Agreement, the Leaseback Agreement and the Tax Agreement have been negotiated), and (iii) provide financial assistance to the Company in the form of (a) a real property tax abatement structured though the Tax Agreement and (b) an exemption from mortgage recording taxes imposed on the financing related to the Project by the State (but not as to those taxes imposed on the financing related to the Project by Tompkins County, New York) ((a) and (b) are hereinafter collectively referred to as the "Financial Assistance"); and
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WHEREAS, on February 13, 2019, the Agency, by duly approved motion, accepted the
Application and directed that a public hearing be held; and WHEREAS, pursuant to Section 859-a of the Act, on Monday, March 11, 2019, at 11:00
a.m., local time, at the Town Hall, Town of Lansing, 29 Auburn Road, Lansing, New York 14882, the Agency held a public hearing with respect to the Project and the proposed Financial Assistance being contemplated by the Agency (the "Public Hearing"), whereat interested parties were provided a reasonably opportunity, both orally and in writing, to present their views; and
WHEREAS, pursuant to the New York State Environmental Quality Review Act, Article
8 of the Environmental Conservation Law and the regulations adopted pursuant thereto at 6 N.Y.C.R.R. Part 617, as amended (collectively referred to as "SEQRA"), the Agency must satisfy the applicable requirements set forth in SEQRA, as necessary, prior to making a final determination whether to undertake the Project; and
WHEREAS, the Planning Board of the Town of Lansing ("Lansing Planning Board"),
acting as "lead agency" (as such quoted term is defined under SEQRA), classified the Project as a "Type I" action (as such quoted term is defined under SEQRA), conducted a coordinated review of the Project and issued a "negative declaration" (as such quoted term is defined under SEQRA) with respect to the Project; and
WHEREAS, the Project Agreement, the Lease Agreement, the Leaseback Agreement, the
Tax Agreement and related documents are being negotiated and will be presented to the Agency for execution upon approval of this resolution.
NOW, THEREFORE, BE IT RESOLVED BY THE TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY AS FOLLOWS:
Section 1. The Company has presented the Application in a form acceptable to the
Agency. Based upon representations made by the Company to the Agency in the Application, the Agency hereby finds and determines that:
A. By virtue of the Act, the Agency has been vested with all powers necessary and
convenient to carry out and effectuate the purposes and provisions of the Act and to exercise all powers granted to it under the Act; and
B. The Agency has the authority to take the actions contemplated herein under the
Act; and C. The action to be taken by the Agency will induce the Company to develop the
Project in Tompkins County, New York, and otherwise further the purposes of the Agency as set forth in the Act; and
D. The Project will not result in the removal of a civic, commercial, industrial or
manufacturing plant of the Company or any other proposed occupant of the Project from one
308607 4840-1599-7329 v2
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area of the State to another area of the State or result in the abandonment of one (1) or more plants or facilities of the Company or any other proposed occupant of the Project located within the State; and the Agency hereby finds that, based on the Company’s Application, to the extent occupants are relocating from one plant or facility to another, the Project is reasonably necessary to discourage the Project occupants from removing such plant or facility to a location outside the State and/or is reasonably necessary to preserve the competitive position of the Project occupants in their respective industries; and
E. The Project involves a Type I action and the Lansing Planning Board, acting as
lead agency and having undertaken a coordinated review, issued a negative declaration with respect to the Project on April [__], 2019 (the "Negative Declaration"); the Agency acknowledges the "hard look" taken by the Lansing Planning Board with respect to the Project and hereby ratifies the Negative Declaration issued by the Lansing Planning Board. The Agency further determines that all ofprovisions of SEQRA that are required to be complied with as a condition precedent to the approval of the Financial Assistance contemplated by the Agency with respect to the Project have been satisfied.
Section 2. The Public Hearing held by the Agency on March 11, 2019, concerning
the Project and the Financial Assistance, was duly held in accordance with the Act, including, but not limited to, the giving of at least ten (10) days published notice of the Public Hearing, affording interested parties a reasonable opportunity, both orally and in writing, to present their views with respect to the Project.
Section 3. The Agency is hereby authorized to provide to the Company the Financial
Assistance in the form of (a) a real property tax abatement structured though the Tax Agreement and (b) an exemption from mortgage recording taxes imposed on the financing related to the Project by the State (but not as to those taxes imposed on the financing related to the Project by Tompkins County, New York).
Section 4. Subject to the Company executing the Project Agreement and the delivery
to the Agency of a binder, certificate or other evidence of liability insurance policy for the Project satisfactory to the Agency, the Agency hereby authorizes the Company to proceed with the acquisition, construction and equipping of the Project.
Section 5. The Chair, Vice Chair and/or Administrative Director of the Agency is hereby authorized, on behalf of the Agency, to negotiate and enter into (A) the Project Agreement, (B) the Lease Agreement, pursuant to which the Company leases the Project to the Agency, (C) the related Leaseback Agreement, pursuant to which the Agency leases its interest in the Project back to the Company, and (D) the Tax Agreement, provided, that (i) the rental payments under the Leaseback Agreement include payments of all costs incurred by the Agency arising out of or related to the Project and indemnification of the Agency by the Company for actions taken by the Company and/or claims arising out of or related to the Project; and (ii) the terms of the Tax Agreement are consistent with the Agency’s Uniform Tax Exemption Policy or the procedures for deviation have been complied with.
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Section 6. The Chair, Vice Chair and/or Administrative Director of the Agency are hereby authorized, on behalf of the Agency, to execute and deliver any mortgage, assignment of leases and rents, security agreement, UCC-1 Financing Statements and all documents reasonably contemplated by these resolutions or required by any lender/financial institution identified by the Company, and, where appropriate, the Secretary of the Agency is hereby authorized to affix the seal of the Agency to such documents and to attest the same, all with such changes, variations, omissions and insertions as the Chair, Vice Chair and/or Administrative Director of the Agency shall approve, the execution thereof by the Chair, Vice Chair and/or Administrative Director of the Agency to constitute conclusive evidence of such approval; provided, that, in all events recourse against the Agency is limited to the Agency’s interest in the Facility.
Section 7. The officers, employees and agents of the Agency are hereby authorized
and directed for and in the name and on behalf of the Agency to do all acts and things required and to execute and deliver all such certificates, instruments and documents, to pay all such fees, charges and expenses and to do all such further acts and things as may be necessary or, in the opinion of the office, employee or agent acting, desirable and proper to effect the purposes of the foregoing resolutions and to cause compliance by the Agency with all of the terms, covenants and provisions of the documents executed for and on behalf of the Agency.
Section 8. All actions heretofore undertaken by the Agency with respect to the
foregoing are hereby ratified and approved. Section 9. These Resolutions shall take effect immediately.
The question of adoption of the foregoing Resolutions was duly put to vote on roll call, which resulted as follows:
Yea Nay Abstain Absent
Rich John [ ] [ ] [ ] [ ] Martha Robertson [ ] [ ] [ ] [ ] Jennifer Tavares [ ] [ ] [ ] [ ] Mike Sigler [ ] [ ] [ ] [ ] Leslyn McBean-Clairborne [ ] [ ] [ ] [ ] John Guttridge [ ] [ ] [ ] [ ] Laura Lewis [ ] [ ] [ ] [ ]
The Resolution was thereupon duly adopted.
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SECRETARY'S CERTIFICATION (Lansing Renewables, LLC Project)
STATE OF NEW YORK ) COUNTY OF TOMPKINS ) SS.:
I, the undersigned Secretary of the Tompkins County Industrial Development Agency, DO HEREBY CERTIFY:
That I have compared the annexed extract of the minutes of the meeting of the Tompkins County Industrial Development Agency (the "Agency"), including the resolution contained therein, held on April 10, 2019, with the original thereof on file in my office, and that the same is a true and correct copy of the proceedings of the Agency and of such resolution set forth therein and of the whole of said original insofar as the same related to the subject matters therein referred to.
I FURTHER CERTIFY, that all members of the Agency had due notice of said meeting, that the meeting was in all respects duly held and that, pursuant to Article 7 of the Public Officers Law (Open Meetings Law), said meeting was open to the general public, and that public notice of the time and place of said meeting was duly given in accordance with such Article 7.
I FURTHER CERTIFY, that there was a quorum of the Directors of the Agency present throughout said meeting.
I FURTHER CERTIFY, that as of the date hereof, the attached resolution is in full force and effect and has not been amended, repealed or modified.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said Agency this ____ day of April, 2019.
____________________________________ Secretary
[SEAL]
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Tompkins County Industrial Development Agency
401 E MLK Jr., Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD
MINUTES OF PUBLIC HEARING Lansing Renewables, LLC
March 11, 2019 11:00 AM
Lansing Town Hall 29 Auburn Road, Lansing NY
Present: Heather McDaniel (for Tompkins County Industrial Development Agency), Martha Robertson, Jennifer Tavares, Laura Lewis (TCIDA Board), Joe Fiori (Nexamp) 1. Heather McDaniel called the public hearing to order at 11:02 AM 2. Public hearing notice was read.
Ms. McDaniel introduced herself and the purpose of the hearing. Joe Fiori gave a short overview of the project.
3. Call for comments.
There were no comments from the public. 4. The hearing was adjourned at 11:26 AM
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RESOLUTION (Cornell University – Series 2002A Bonds Amendment to the
Amended and Restated Indenture of Trust and Related Document Amendments) A regular meeting of the Tompkins County Industrial Development Agency was
convened in public session on Wednesday, April 10, 2019, at 2:00 p.m., local time, at 121 E. Court Street, Ithaca, New York 14850. The meeting was duly called to order by the Chair, with the following members being:
PRESENT:
ABSENT:
ALSO PRESENT:
On motion duly made and seconded, the following resolution was placed before the members of the Tompkins County Industrial Development Agency:
RESOLUTION AUTHORIZING THE EXECUTION AND DELIVERY OF CERTAIN AMENDATORY AND RELATED DOCUMENTS IN CONNECTION WITH EXTENDING THE LENGTH OF PRIVATE PLACEMENT TO THE MATURITY DATE AND REDUCING THE INTEREST RATE FOR THE TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY VARIABLE RATE DEMAND CIVIC FACILITY REVENUE BONDS (CORNELL UNIVERSITY PROJECT), SERIES 2002A.
WHEREAS, by Title I of Article 18-A of the General Municipal Law of the State of New
York, duly enacted into law as Chapter 1030 of the Laws of 1969 of the State, as amended, and Chapter 535 of the Laws of 1971 of the State of New York, as amended and codified as Section 895-b of the General Municipal Law (collectively, the "Act"), the TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY (the "Agency" or the "Issuer") was created with the authority and power to issue its special industrial development revenue bonds for the purpose of, among other things, acquiring, constructing, reconstructing, manufacturing, warehousing, research, commercial or industrial facilities and equipping certain "projects" as authorized by the Act; and
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WHEREAS, on or about February 14, 2002, the Issuer issued its $43,555,000 Variable Rate Demand Civic Facility Revenue Bonds (Cornell University Project), Series 2002A (the "Series 2002A Bonds" or the "Series 2002 Bonds") for the benefit of Cornell University (the "University"); and
WHEREAS, the Series 2002A Bonds were issued for the purpose of financing a certain
project (the "Series 2002A Project") consisting of: (A) the advance refunding of a portion of the Issuer's Civic Facility Revenue Bonds (Cornell University Project), Series 2000 issued in the original principal amount of $50,000,000 (the "Series 2000 Bonds") the proceeds of which were used for the acquisition, construction and equipping of a lake source cooling infrastructure replacement project consisting of the construction of a new building to house lake water pumps and heat exchangers to be located at 983 East Shore Drive in the Town of Ithaca (the "Heat Exchange Facility"), the acquisition and installation of water pipelines from Cayuga Lake through the Heat Exchange Facility and through portions of the Town of Ithaca, the City of Ithaca and the Village of Cayuga Heights extending approximately two (2) miles to the Cornell University Ithaca Campus, the acquisition of land, or rights in land, necessary therefor, and other incidental improvements in connection therewith, all as described in the Environmental Impact Statement, dated January 7, 1998 (the "1999 Facility"; and, collectively with the Heat Exchange Facility, the "Facilities" and each a "Facility"); and (B) paying certain costs incidental to the issuance of the Series 2002A Bonds; and
WHEREAS, the Series 2002 Bonds were issued pursuant to that certain Indenture of
Trust, dated as of February 1, 2002 (the "Original Series 2002 Indenture"), by and between the Issuer and Manufacturers and Traders Trust Company, as trustee (the "Trustee"); and
WHEREAS, the Original Series 2002 Indenture was amended pursuant to that certain
Amended and Restated Indenture of Trust, dated as of January 20, 2016 (the "Amended and Restated Indenture"), by and between the Issuer and the Trustee; and
WHEREAS, the University desires to further amend the Amended and Restated
Indenture to extend the length of private placement to the Maturity Date (as defined in the Amended and Restated Indenture) and reduce the interest rate of the Series 2002A Bonds in accordance with the provisions of Section 12.02 of the Amended and Restated Indenture; and
WHEREAS, in order to extend the length of private placement to the Maturity Date and
reduce the interest rate of the Series 2002A Bonds, it is necessary to further amend the Amended and Restated Indenture (as so amended, the "Indenture"), and, to the extent necessary, amend any other Bond Documents (as defined in the Amended and Restated Indenture) executed by the Agency, the University and the Trustee in connection with the issuance of the Series 2002A Bonds; and
WHEREAS, the Agency desires to adopt a resolution approving the foregoing and
authorizing the execution and delivery of the foregoing documents and any related documents. NOW, THEREFORE, BE IT RESOLVED BY THE TOMPKINS COUNTY
INDUSTRIAL DEVELOPMENT AGENCY AS FOLLOWS:
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Section 1. In order to extend the length of private placement to the Maturity Date and
reduce the interest rate of the Series 2002A Bonds, the Agency hereby approves and authorizes (i) the amendment of the Amended and Restated Indenture, and, to the extent necessary, the amendment or modification of any other Bond Documents executed in connection with the issuance of the Series 2002A Bonds, and (ii) the execution and delivery of any related documents necessary and incidental to the foregoing.
Section 2. The Chair, Vice Chair and/or Administrative Director of the Agency are
hereby authorized, on behalf of the Agency, to execute and deliver the Indenture, and, to the extent necessary, the amendment or modification of any other Bond Document executed in connection with the issuance of the Series 2002A Bonds, and the execution and delivery of any related documents necessary and incidental to the foregoing, all in substantially the forms thereof as approved by counsel to the Agency and/or Bond Counsel (as defined in the Amended and Restated Indenture) with such changes, variations, omissions and insertions as the Chair, Vice Chair or the Administrative Director shall approve. The execution of the foregoing amendments and any related documents by the Chair, Vice Chair and/or Administrative Director shall constitute conclusive evidence of such approval. The Chair and the Vice Chair are further hereby authorized, on behalf of the Agency, to designate any additional Authorized Representatives of the Agency (as defined in and pursuant to the Amended and Restated Indenture).
Section 3. The officers, employees, and agents of the Agency are hereby authorized and directed for and in the name and or behalf of the Agency to do all acts and things required or provided by the provisions of the Amended and Restated Indenture, and to execute and deliver all such additional certificates, instruments and documents, and to do all such further acts and things as may be necessary or in the opinion of the officer, employee, or agent acting, desirable and proper to effect the purposes of the foregoing resolution and to cause compliance by the Agency with all of the terms, covenants, and provisions of the Indenture binding upon the Agency.
Section 4. Due to the complex nature of this transaction, the Agency hereby authorizes its Chair, Vice Chair or Administrative Director to approve, execute and deliver such further agreements, documents and certificates as the Agency may be advised by the Agency's counsel or Bond Counsel to be necessary or desirable to effectuate the foregoing, such approval to be conclusively evidenced by the execution of any such agreements, documents or certificates by the Chair, Vice Chair or Administrative Director.
Section 5. It is hereby found and determined that all formal actions of the Agency
concerning and relating to the adoption of this resolution were adopted in an open meeting of the Agency and that all deliberations of the Agency and of any of its committees that resulted in such formal action were in meetings open to the public, in compliance with all legal requirements.
Section 6. This resolution shall take effect immediately.
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The question of the adoption of the foregoing Resolution was duly put to vote on roll call, which resulted as follows: Yea Nay Abstain Absent
Rich John [ ] [ ] [ ] [ ] Martha Robertson [ ] [ ] [ ] [ ] Jennifer Tavares [ ] [ ] [ ] [ ] Mike Sigler [ ] [ ] [ ] [ ] Leslyn McBean-Clairborne [ ] [ ] [ ] [ ] John Guttridge [ ] [ ] [ ] [ ] Laura Lewis [ ] [ ] [ ] [ ]
The Resolutions were thereupon duly adopted.
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SECRETARY'S CERTIFICATION (Cornell University – Series 2002A Bonds Amendment to the
Amended and Restated Indenture of Trust and Related Document Amendments STATE OF NEW YORK ) COUNTY OF TOMPKINS ) SS.:
I, the undersigned Secretary of Tompkins County Industrial Development Agency, DO HEREBY CERTIFY THAT:
I have compared the foregoing extract of the minutes of the meeting of Tompkins County Industrial Development Agency (the "Agency") including the resolution contained therein, held on the April 10, 2019, with the original thereof on file in my office, and that the same is a true and correct copy of the proceedings of the Agency and of such resolution set forth therein and of the whole of said original insofar as the same relates to the subject in matters therein referred to.
I FURTHER CERTIFY that all members of said Agency had due notice of said meeting, that the meeting was in all respects duly held and that, pursuant to Article 7 of the Public Officers Law (Open Meetings Law), said meeting was open to the general public, and that public notice of the time and place of said meeting was duly given in accordance with such Article 7.
I FURTHER CERTIFY that there was a quorum of the Directors of the Agency present throughout said meeting.
I FURTHER CERTIFY that as of the date hereof, the attached resolution is in full force and effect and has not been amended, repealed or modified.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said Agency this ___ day of April, 2019.
_______________________________________
Secretary [SEAL]
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HiltonCanopyHotel-RecommendationtoAmmendPILOT3/8/19
1.AbatementEstimateatApplication 2.DoNothing-CurrentProjection 3.ProposaltoAmendPILOT(years2and3)Approved6/11/15-10yearincentive preserves100%abatementinyear3whenfullvalueistaxed.Closed9/29/16TaxesPaidonbase(land)taxesnotincludedinassumptions
Assumptions NewAssumptionbasedontoday'staxrates NewAssumptionbasedontoday'staxrates
ConstrucitonStartFall2015/CompletedFall2016 ConstructionSpring2018/CompletionJune2019 ConstructionSpring2018/CompletionJune2019Year1 $15MillionImprovementValue(2018-2019) Year1 $750,000ImprovementValue(2018-2019) Year1 $750,000ImprovementValue(2018-2019)
Year2 $6MillionImprovementValue(45%completed) Year2 $6MillionImprovementValue(45%completed)Year3 $15MillionImprovementValue Year3 $15MillionImprovementValue
TaxRates(2015-16estimate): TaxRates(Actual2018-2019):County 6.86375 County 6.416108City 12.89 City 11.6School 18.0857 School 16.9995Total 37.83945 Total 35.015608
1(18-19) 100% $567,592 1(18-19) 100% $26,262 1(18-19) 100% $26,2622 90% $531,266 2 90% $189,084 2(19-20) 0% $03 80% $491,126 3 80% $420,187 3(20-21) 100% $525,2344 70% $446,924 4 70% $382,370 4 90% $491,6195 60% $398,401 5 60% $340,856 5 80% $454,4756 50% $345,281 6 50% $295,408 6 70% $413,5727 40% $287,274 7 40% $245,780 7 60% $368,6708 30% $224,074 8 30% $191,708 8 50% $319,5149 20% $155,358 9 20% $132,918 9 40% $265,83510 10% $80,786 10 10% $69,117 10 30% $207,352
Totals $3,528,081 Totals $2,293,691 Totals $3,072,532
11 0% $0 11 20% $143,76412 0% $0 12 10% $74,757
Totals $2,293,691 Totals $3,291,053
NewTaxesAbated Year Abatement
NewTaxesAbatedAbatementYear Abatement
NewTaxesAbated Year
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AUTHORIZING RESOLUTION (Ithaca Downtown Associates, LLC Project)
A regular meeting of the Tompkins County Industrial Development Agency was
convened in public session on Wednesday, April 10, 2019, at 2:00 p.m., local time, at 121 E. Court Street, Ithaca, New York 14850.
The meeting was duly called to order by the Chair, with the following members being:
PRESENT:
ABSENT:
ALSO PRESENT:
On motion duly made and seconded, the following resolution was placed before the members of the Tompkins County Industrial Development Agency:
RESOLUTION AUTHORIZING THE TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY TO (i) AMEND THE TAX AGREEMENT BY MODIFYING AND EXTENDING THE PARTIAL REAL PROPERTY TAX ABATEMENT BENEFITS SCHEDULE; (ii) AMEND THE LEASE AGREEMENT, MEMORANDUM OF LEASE, LEASEBACK AGREEMENT AND MEMORANDUM OF LEASEBACK TO COINCIDE WITH THE END OF THE TERM OF THE TAX AGREEMENT; AND (iii) EXECUTE AND DELIVER RELATED DOCUMENTS.
WHEREAS, by Title I of Article 18-A of the General Municipal Law of the State of New
York (the "State"), duly enacted into law as Chapter 1030 of the Laws of 1969 of the State, as amended, and Chapter 535 of the Laws of 1971 of the State of New York as amended and codified as Section 895-b of the General Municipal Law (collectively, the "Act"), the TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY (the "Agency") was created with the authority and power to acquire, construct, renovate, reconstruct, lease, improve, maintain, equip and sell land and any building or other improvement, and all real and personal properties, including, but not limited to, machinery and equipment deemed necessary in connection therewith, whether or not now in existence or under construction or renovation, which shall be suitable for manufacturing, warehousing, research, commercial or industrial facilities, in order to advance job opportunities, health, general prosperity and the economic welfare of the people of the State and to improve their standard of living; and
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WHEREAS, pursuant to a resolution duly adopted on June 11, 2015, the Agency appointed ITHACA DOWNTOWN ASSOCIATES, LLC (the "Company"), for itself or on behalf of an entity to be formed, the true and lawful agent of the Agency to undertake a certain project (the "Project") consisting of: (A) the acquisition by the Agency of a leasehold interest in approximately 0.517 acres of land located at 310-312 and 320-324 East State Street, City of Ithaca, Tompkins County, New York (being more particularly identified as tax map identification numbers 69.-1-6.2, -3 and part of -8) (the "Land") and the existing improvements thereon (the "Existing Improvements"); (B) the acquisition, construction and equipping on the Land of an approximately seven-story, 74,475 square foot building consisting of a boutique hotel with café and bar, retreat area, public restrooms, garden patio, approximately 2,000 square feet of retail space, fitness room, board room, meeting room, roof terrace and approximately one hundred twenty-three (123) guest rooms (collectively, the "Improvements"); and (C) the acquisition by the Company in and around the Existing Improvements and the Improvements of certain items of machinery, equipment and other tangible personal property (the "Equipment"; and, collectively with the Land, the Existing Improvements and the Improvements, the "Facility"); and
WHEREAS, in connection with the Project, the Agency and the Company entered into (i)
a certain lease agreement, dated on or about October 1, 2016, whereby the Company leased the Facility to the Agency (the "Lease Agreement"), together with a certain related memorandum of lease (the "Memorandum of Lease"); (ii) a certain leaseback agreement, dated on or about October 1, 2016, whereby the Agency leased the Facility back to the Company (the "Leaseback Agreement"), together with a certain memorandum of leaseback (the "Memorandum of Leaseback"); and (iii) a certain payment-in-lieu-of-tax agreement, dated on or about October 1, 2016, by which the Company agreed to make payments in lieu of real property taxes pursuant to the terms and conditions contained therein (the "Tax Agreement"; and, collectively with the Lease Agreement, Memorandum of Lease, Leaseback Agreement and Memorandum of Leaseback, the "Project Documents"); and
WHEREAS, under the terms of the Tax Agreement, the real property tax benefits
approved by the Agency for the benefit of the Company were to begin as of March 1, 2018 and coincide with the Project completion; and
WHEREAS, by correspondence dated March 15, 2019, the Company advised the Agency
that construction of the Facility is not complete and the first year of tax abatement offered under the Tax Agreement ("Year 1") was applied to the incomplete Project; and
WHEREAS, the Company has therefore requested that the Tax Agreement be modified
to account for Year 1 by amending the real property tax abatement under the Tax Agreement to coincide with the Project completion, which date is estimated as August 2019, and to amend the Project Documents so as to coincide their respective terms with the amended Tax Agreement; and
WHEREAS, the Agency desires to adopt a resolution authorizing the amendment to the
Project Documents to account for Year 1 by amending the real property tax abatement under the Tax Agreement to coincide with the Project completion and to extend the term of the Project
18
Page 3 of 5
Documents through the end of the term of the amended Tax Agreement, all with respect to the Project.
NOW, THEREFORE, BE IT RESOLVED BY THE TOMPKINS COUNTY
INDUSTRIAL DEVELOPMENT AGENCY AS FOLLOWS: Section 1. The Agency is hereby authorized to execute and deliver any amendment to
the Project Documents pursuant to this resolution and to extend the term of the Project Documents through the end of the term of the amended Tax Agreement.
Section 2. The Agency shall cause an amended Tax Agreement and related Form
RP-412-a to be filed with Tompkins County (the "County"), the City of Ithaca (the "City") and the Ithaca City School District (the "School"; and, collectively with the County and the City, the "Affected Tax Jurisdictions"). Year 1 of the tax benefits for the Facility shall remain unchanged. Each year of exemption thereafter will be delayed by two (2) years, which extends the overall real property tax abatement schedule under the Tax Agreement to include the 2029-2030 School taxes and the 2030 City and County taxes. Two (2) tax exemption years are inserted after Year 1 to account for the real property tax abatement applied to the incomplete Project. Inserted year two ("Year 2") provides for a zero percent (0%) tax abatement on the completed Improvements for the 2019-2020 School taxes and 2020 City and County taxes. Inserted year three ("Year 3") provides for a one hundred percent (100%) abatement on the completed Improvements for the 2020-2021 School taxes and 2021 City and County taxes.
Section 3. The officers, employees and agents of the Agency are hereby authorized and directed for and in the name and on behalf of the Agency to do all acts and things required and to execute and deliver all such certificates, instruments and documents, to pay all such fees, charges and expenses and to do all such further acts and things as may be necessary or, in the opinion of the officer, employee or agent acting, desirable and proper to effect the purposes of the foregoing resolutions and to cause compliance by the Agency with all of the terms, covenants and provisions of the documents executed for and on behalf of the Agency.
Section 4. This Resolution shall take effect immediately.
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Page 4 of 5
The question of the adoption of the foregoing Resolution was duly put to a vote on roll
call, which resulted as follows:
Yea Nay Abstain Absent Rich John [ ] [ ] [ ] [ ] Martha Robertson [ ] [ ] [ ] [ ] Jennifer Tavares [ ] [ ] [ ] [ ] Mike Sigler [ ] [ ] [ ] [ ] Leslyn McBean-Clairborne [ ] [ ] [ ] [ ] John Guttridge [ ] [ ] [ ] [ ] Laura Lewis [ ] [ ] [ ] [ ]
The Resolution was thereupon duly adopted.
191274 4826-0217-4087 v1
20
Page 5 of 5
SECRETARY'S CERTIFICATION (Ithaca Downtown Associates, LLC Project)
STATE OF NEW YORK ) COUNTY OF TOMPKINS ) SS.: I, the undersigned, Secretary of the TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY, DO HEREBY CERTIFY: That I have compared the minutes of the meeting of the TOMPKINS COUNTY INDUSTRIAL DEVELOPMENT AGENCY (the "Agency"), including the resolution contained therein, held on April 10, 2019, with the original thereof on file in my office, and that the same is a true and correct copy of the proceedings of the Agency and of such resolution set forth therein and of the whole of said original insofar as the same related to the subject matters therein referred to. I FURTHER CERTIFY, that all members of said Agency had due notice of said meeting, that the meeting was in all respects duly held and that, pursuant to Article 7 of the Public Officers Law (Open Meetings Law), said meeting was open to the general public, and that public notice of the time and place of said meeting was duly given in accordance with such Article 7. I FURTHER CERTIFY, that there was a quorum of the members of the Agency present throughout said meeting. I FURTHER CERTIFY, that as of the date hereof, the attached resolution is in full force and effect and has not been amended, repealed or modified. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said Agency this ___ day of April, 2019. Secretary
21
TCIDA/TCDCApplication 1
TompkinsCountyIndustrialDevelopmentAgency/TompkinsCountyDevelopmentCorporation
ApplicationforIncentives
Date:
I.APPLICANTINFORMATION(companyreceivingbenefit)
NameofCompany/Applicant:
Owner:
Address:
City:
State:
Zip:
PrimaryContact(First,Last):
Phone: (
)
-
Email:
Fax: (
)
-
Ifaseparatecompanywillholdtitleto/owntheproperty,pleaseprovidethenameandcontactinformationforthatentity:Nameof(Holding)Company:
Owner:
Address:
City:
State:
Zip:
PrimaryContact(First,Last):
Phone: (
)
-
Email:
Fax: (
)
-
Describethetermsandconditionsoftheleasebetweentheapplicantandtheowneroftheproperty:
Selectthetypeofincentivesbeingrequested(selectallthatapply):
Tax-ExemptBonds TaxableBonds RealPropertyTaxExemption
StandardTaxExemption(7-year) Other(attachjustification) CIITAP:o7-year CIITAP:o10-year(requiresdeterminationoffinancialneed–seeCIITAPfordetails)
SalesTaxExemption MortgageRecordingTaxExemption
22
TCIDA/TCDCApplication 2
ApplicantAttorney:
Address:
City:
State:
Zip:
PrimaryContact(ifdifferentfromabove:):
Phone: (
)
-
Email:
Fax: (
)
-
ApplicantAccountant:
Address:
City:
State:
Zip:
PrimaryContact(ifdifferentfromabove:):
Phone: (
)
-
Email:
Fax: (
)
-
ApplicantEngineer/Architect(ifknown):
Address:
City:
State:
Zip:
PrimaryContact(ifdifferentfromabove:):
Phone: (
)
-
Email:
Fax: (
)
-
ApplicantContractor(ifknown):
Address:
City:
State:
Zip:
PrimaryContact(ifdifferentfromabove:):
Phone: (
)
-
Email:
Fax: (
)
-
II.BUSINESSHISTORY
Yearcompanywasfounded:
NAICSCode:
Typeofownership(i.e.C-Corp,LLC):
Describeindetailcompanybackground,products,customers,goodsandservices:
MajorCustomers:
23
TCIDA/TCDCApplication 3
MajorSuppliers:
Hasyourbusinesseveryreceivedincentivestiedtojobcreation? Yes No
Ifyes,pleasedescribe:
Werethegoalsmet? Yes No
Ifno,whywerethegoalsnotmet?
AnnualsalestocustomersinTompkinsCounty:$
Percentofannualsalessubjecttolocalsalestax:
%Valueofannualsupplies,rawmaterialsandvendorservicesarethatpurchasedfromfirmsinTompkinsCounty:$
III.PROJECTDESCRIPTIONANDDETAILS
ProjectLocation(alladdressesandtaxparcels):
PropertySize(acres): existing:
proposed:
BuildingSize(squarefeet): existing:
proposed:
ProposedDates: start:
end:
PleaseprovideanarrativeoftheProjectandthepurposeoftheProject(newbuild,renovations,and/orequipmentpurchases,etc.).IdentifyspecificusesoccurringwithintheProject.Describeanyandalltenantsandendusers:
24
TCIDA/TCDCApplication 4
IstherealikelihoodthattheProjectwouldnotbeundertakenbutforthefinancialassistanceprovidedbytheAgency? Yes NoIfyes,describethereasonswhytheAgency’sfinancialassistanceisnecessaryandtheeffecttheProjectwillhaveontheApplicant’sbusinessoroperations.Focusoncompetitivenessissues,projectshortfalls,etc.:
Ifno,provideanarrativeindicatingwhytheProjectshouldbeundertakenbytheAgency:
IftheApplicantisunabletoobtainfinancialassistancefortheProjectwhatwillbetheimpactontheCounty/City/Town/Village?
Describewhatgreenbuildingpracticesyouplantouse:
Willthisprojectresultinaregularincreaseinovernightvisitorstoyourfacility(e.g.fortrainingprograms)? Yes No
Ifyes,numberofvisitorsperyear:
Averagedurationofstays(days):
OccupancySelectProjecttypeforallendusersatProjectsite(selectallthatapply):
Industrial Service*,** Acquisitionofexistingfacility Backoffice Housing Mixeduse Multi-tenant Facilityforaging Commercial Civicfacility(notforprofit) Retail*,** Other
*ForPurposesofthisquestion,theterm“retailsales”means(1)salesbyaregisteredvendorunderArticle28oftheTaxLawofNewYork(the“TaxLaw”)primarilyengagedintheretailsaleoftangiblepersonalproperty(asdefinedinSection1101(b)(4)(i)oftheTaxLaw,or(2)salesofaservicetocustomerswhopersonallyvisittheprojectlocation.**IfApplicantchecked“retail”or“service,”completetheRetailQuestionnairecontainedinSectionX.
25
TCIDA/TCDCApplication 5
Listthename(s),natureofbusinessofproposedtenant(s),andpercentageoftotalsquarefootagetobeusedforeachtenant(additionalsheetsmaybeattached,ifnecessary):Business NatureofBusiness %oftotalsquarefootage1.
2.
3.
IV.PROJECTCOSTSANDFINANCINGProjectCosts Amount($)
Landand/orBuildingAcquisition:
acres
squarefeet $
NewBuildingConstruction:
squarefeet $
BuildingAddition(s):
squarefeet $
InfrastructureWork: $
Reconstruction/Renovation:
squarefeet $
ManufacturingEquipment: $
Non-ManufacturingEquipment(furniture,fixtures,etc.): $
SoftCosts(professionalservices,etc.): $
Other(Specify):
$
TOTAL: $
Haveanyoftheabovecostsbeenpaidorincurredasofthedateofthisapplication? Yes NoIfyes,describeparticulars:
SourcesofFundsforProjectCosts
BankFinancing $
Equity $
TaxExemptBondIssuance(ifapplicable) $
TaxableBondIssuance(ifapplicable) $
PublicSources(Includesumtotalofallstateandfederalgrantsandtaxcredits) $
IdentifyeachStateandfederalgrant/credit:
$
$
$
TotalsourcesoffundsforProjectcosts: $
26
TCIDA/TCDCApplication 6
Projectrefinancingofexistingdebtonly(estimated): $
Amountofanticipatedfinancingfromalendinginstitution: $
Note:TheapplicantmustinformtheTCIDA/TCDCatthetimeofissuanceofcommitmentletterifthefinancingwillexceedtheamountstatedhere.
V. VALUEOFINCENTIVES
PropertyTaxExemption:(Agencystaffwillfilloutpropertytaxexemptioninformationbasedoninformationsubmittedbytheapplicant).
Assumptions:$ Valueofincreaseinassessment Annualincreaseinassessmentandtaxrate
Newtaxespaid: $ TaxesAbated: $
Year County School City/Town Village Total County School City/Town Village Total1234567
Totals
IftheapplicantisrequestingincentivesthataregreaterthantheAgency’sStandardTaxExemption(7years),pleaseprovideadescriptionoftheincentiveandajustification:
SalesandUseTaxBenefit:
GrossamountofcostsforgoodsandservicesthataresubjecttoStateandlocalsalesandusetax–saidamounttobenefitfromtheAgency’ssalesandusetaxexemptionbenefit: $
EstimatedStateandlocalsalesandusetaxbenefit(productofsalesandusetaxamountasindicatedabovemultipliedby8%) $
Note:TheestimateprovidedabovewillbeprovidedtotheNewYorkStateDepartmentofTaxationandFinanceandrepresentsthemaximumamountofsalesandusetaxbenefitthattheAgencymayauthorizewithrespecttotheapplication.
27
TCIDA/TCDCApplication 7
MortgageRecordingTaxBenefit:MortgageAmount(includeconstruction/permanent/bridgefinancing/refinancing): $
Estimatedmortgagerecordingtaxexemptionbenefit(productofmortgageamountasindicatedabovemultipliedby.0025%):
$
Completeforbondapplicantsonly:(Projected25yearborrowingterm) WithoutBonds WithBonds
FirstYearDebtService $
$
TotalDebtService
$
$
PercentageofProjectcostsfinancedfrompublicsector:
A. TotalProjectCost $
B. EstimatedValueofPILOT $
C. EstimatedValueofSalesTaxIncentive $
D. EstimatedValueofMortgageTaxIncentive $
E. TotalOtherPublicIncentives $
(taxcredits,grants,ESDincentives,etc.)
CalculationofpercentageofProjectcostsfinancedfrompublicsector:
%(TotalB+C+D+Eabove/TotalProjectCost)VI.EMPLOYMENTINFORMATIONNote:Annualemploymentreportingwillberequiredduringthecourseoftheabatement.Describethebenefitsyouoffertoyouremployees:
Describetheinternaltrainingandadvancementopportunitiesyouoffertoyouremployees:
28
TCIDA/TCDCApplication 8
EmploymentPlan
OccupationinCompany
Current(Retained)PermanentFullTimeJobs ProjectedNewPermanentFull-TimeJobs
AverageAnnualSalaryRanges/HourlyWage
NumberofEmployees
Year1
Year2
Year3
TotalNewJobs
Professional
Clerical
Sales
Services
Construction
Manufacturing
HighSkilled
MediumSkilled
BasicSkilled
Other(describe)
Total
Whatpercentageofyourcurrentpositionsareoccupiedbywomen?
% Whatpercentageofyourcurrentpositionsareoccupiedbyminorities?
% Estimatedpercentageofnewhireswhowouldbeunemployedattimeofhire:
%EstimatethenumberofresidentsofthelabormarketareainwhichtheProjectislocatedthatwillfilltheprojectednewjobstobecreated.(TheAgencydefinesthelabormarketareaasTompkinsCountyandthecontiguouscounties;Cayuga,Seneca,Schuyler,Chemung,Tioga,andCortlandCounties)
Areyouwillingtopayalivablewage,asdefinedbytheAlternativesFederalCreditunion(AFCU)ofIthaca,NY(http://www.alternatives.org/pdf/AFCU-2017-1011_Brochure_FINAL.pdf)toallemployeesforthedurationoftheabatements? Yes NoIfno,estimatethepercentageofthecurrentworkforcewhosewagesmeetorexceedthelivablewage,asdefinedbyAFCU.
%
29
TCIDA/TCDCApplication 9
Pleasedescribeyourstrategyforensuringdiversityinhiring:
VII.CONSTRUCTIONLABORNote:ApplicantswillberequiredtocomplywiththeAgency’sLocalLaborUtilizationPolicy.Willyouusecontractorswho:
Haveacertifiedapprenticeshipprogram Yes
% No
Payaprevailingwage Yes
% No
Uselocallabor Yes
% NoVIII.ENVIRONMENTALREVIEWANDPERMITTING
EnvironmentalAssessmentForm– ShortForm LongForm
Submittedto:
AgencyName:
AgencyAddress:
City:
State:
Zip:
Dateofsubmission:
Statusofsubmission:
TheApplicantmustcomplywiththeStateEnvironmentalQualityReviewAct(SEQRA)beforetheAgencycanvoteonproposedfinancialincentives.Itistheapplicant’sresponsibilitytoprovideacopyoftheSEQRAdeterminationbyanotherentity.Permits:Describeotherpermitsrequiredandstatusofapprovalprocess. Permit Status1.
2.
3.
4.
30
TCIDA/TCDCApplication 10
IX.OTHERDoyouhaveanythingelseyouwouldliketotelltheTCIDAregardingthisproject?
X.RETAILQUESTIONNAIRE(Filloutifendusersare“retail”or“service”asidentifiedinSectionIII)ToensurecompliancewithSection862oftheNewYorkGeneralMunicipalLaw,theAgencyrequiresadditionalinformationiftheproposedProjectisonewherecustomerspersonallyvisittheprojectsitetoundertakeeitheraretailsaletransactionortopurchaseservices.A. WillanyportionoftheProject(includingthatportionofthecosttobefinanced
fromequityorothersources)consistoffacilitiesorpropertythatareorwillbeprimarilyusedinmakingsalesofgoodsorservicestocustomerswhopersonallyvisittheprojectsite?
Yes No
Ifyes,pleasecontinue.Ifno,donotcompletetheremainderoftheretailquestionnaireandproceedtothenextsectionoftheapplication.
ForPurposesofthisquestion,theterm“retailsales”means(1)salesbyaregisteredvendorunderArticle28oftheTaxLawofNewYork(the“TaxLaw”)primarilyengagedintheretailsaleoftangiblepersonalproperty(asdefinedinSection1101(b)(4)(i)oftheTaxLaw,or(2)salesofaservicetocustomerswhopersonallyvisittheprojectlocation.
B. WhatpercentageofthecostoftheProjectwillbeexpendedonsuchfacilitiesor
propertyprimarilyusedinmakingsalesofgoodsorservicestocustomerswhopersonallyvisittheProject?
%
Iftheanswerislessthan33.33%donotcompletetheremainderoftheretaildeterminationandproceedtothenextsectionoftheapplication.IftheanswertoQuestionAisYesANDtheanswertoQuestionBisgreaterthan33.33%,indicatewhichofthefollowingquestionsbelowapplytotheProject:
1. WilltheProjectbeoperatedbyanot-for-profitcorporation? Yes No2. IstheProjectlocationorfacilitylikelytoattractasignificantnumberofvisitors
fromoutsideTompkinsCounty? Yes No
Ifyes,pleaseprovideathirdpartymarketanalysisorotherdocumentationsupportingyourresponse.3. WilltheProjectmakeavailablegoodsorserviceswhicharenotcurrently
reasonablyaccessibletotheresidentsofthemunicipalitywithinwhichtheproposedProjectwouldbelocated?
Yes No
Ifyes,pleaseprovideathirdpartymarketanalysisorotherdocumentationsupportingyourresponse.
4. WilltheProjectpreservepermanent,privatesectorjobsorincreasetheoverall
numberofpermanent,privatesectorjobsintheStateofNewYork? Yes No
Ifyes,explain:
31
TCIDA/TCDCApplication 11
XI.INTER-MUNICIPALMOVEDETERMINATIONTheAgencyisrequiredbyStatelawtomakeadeterminationthat,ifcompletionofaProjectbenefitingfromtheAgencyfinancialassistanceresultsintheremovalofanindustrialormanufacturingplantoftheProjectoccupantfromoneareaoftheStatetoanotherareaoftheStateorintheabandonmentofoneormoreplantsorfacilitiesoftheprojectoccupantlocatedwithintheState,AgencyfinancialassistanceisrequiredtopreventtheProjectoccupantfromrelocatingoutoftheState,orisreasonablynecessarytopreservetheProjectoccupant’scompetitivepositioninitsrespectiveindustry.
WilltheProjectresultintheremovalofanindustrialormanufacturingplantoftheProjectoccupantfromoneareaofthestatetoanotherareaoftheState? Yes No
WilltheProjectresultintheabandonmentofoneormoreplantsorfacilitiesoftheProjectoccupantlocatedwithintheState? Yes No
IfyestoeitherquestionexplainhownotwithstandingtheaforementionedclosingoractivityreductiontheAgency’sfinancialassistanceisrequiredtopreventtheProjectfromrelocatingoutoftheStateorisreasonablynecessarytopreservetheProjectoccupant’scompetitivepositioninitsrespectiveindustry:
DoestheProjectinvolverelocationorconsolidationofaProjectoccupantfromanothermunicipality:
WithinNewYorkState: Yes No
WithinCounty/City/Town/Village: Yes NoIfyestoeitherquestionabove,pleaseexplain:
32
33
34
35
36
Vecino Group
Ithaca Arthaus IDA Application
Phone: 607.272.1290 Email: [email protected] 142 East State Street, Rear Ithaca, NY 14850 1
March 29, 2019 Tompkins County Development Corporation – Industrial Development Agency Application for Incentives Supporting Text II. Business History
Vecino Group is an affordable housing development group that has a history of providing high-quality affordable housing options in communities across the country. To date, Vecino Group has completed or has under construction more than 25 affordable residential developments with nearly 2,000 units for thousands of people. As part of this mission, Vecino Group also develops supportive housing for at-risk populations such as homeless veterans and youth and people with developmental disabilities. Projects in New York State include:
• Intrada - Saratoga Springs, NY – under construction with completion projected for November 2019 – 158 affordable housing units; 10 units for youth transitioning out of foster care with services onsite
• Mosaic Village – Cohoes, NY – under construction with completion projected for December 2019 – 68 affordable housing units with 14 units set aside for those with intellectual/developmental disabilities with services onsite.
• Libertad – Elmira, NY – in construction with construction projected at June 2019 – 90 affordable housing units with 20 units set aside for formerly homeless veterans with services onsite.
• Asteri Utica, Utica, NY – 49 unit affordable development with 12 units set aside for those with intellectual/development disabilities with services onsite.
• Hudson Arthaus , Troy NY– 80 unit affordable development with amenities geared toward the artistic community • 444 River Lofts, Troy NY – 74 unit mixed income, mixed use project
III. Project Description and Details
Pg. 3 Narrative and purpose of the Project:
Ithaca Arthaus is a proposed 5-story, +/-124-unit affordable housing project located at 130 Cherry Street in the City of Ithaca, New York. Apartments will be rented to residents earning between 50-80% Area Median Income (AMI). The development is marketed toward potential residents whose work is part of the Ithaca arts community, though all applicable residents are able to live in the building. Building amenities and communal spaces will be designed to support artists living in and visiting the building. The purpose of the project is to provide affordable housing opportunities for those living in Ithaca and to support the broader arts community of Ithaca through inclusive housing. The project is partnering with TCAction to include 40 units dedicated for supportive housing; the target population is at-risk youth including formerly foster care or homeless young people ages 19-26, Vecino and TC Action are discussing other populations to make the largest impact possible; supportive services for these residents will be included as part of overall property management, with offices and staff onsite.
The building will be stick frame construction above a podium post tension slab first floor. The first-floor amenity space is appx. 8,800sf in size, and will include tenant support services, a community room, fitness room, and a 3,500sf flexible exhibition/ performance/ workspace/ gathering areas for artists. Floors 2-5 will include +/-124 studio, 1-bedroom, and 2-bedroom units. The building has been designed with two openings that maximize the availability of natural light and views to Cayuga Inlet from all units. The building is seeking to offer public amenities of flexible artist space on the ground floor and waterfront access to public space on the Inlet.
37
Vecino Group
Ithaca Arthaus IDA Application
Phone: 607.272.1290 Email: [email protected] 142 East State Street, Rear Ithaca, NY 14850 2
Parking for residents will be on the first floor, beneath the podium structure, approximately +/-30 parking spaces for cars, 5 parking spaces for motorcycles/ mopeds, and +/-60 secured parking spaces for bikes. There will be 5 car parking spaces and 8 bike parking spaces for visitors. The project team is in conversation with Ithaca Carshare, LimeBike, and TCAT bus service regarding the potential location of these services on or near the project site.
Pg. 4 Why the Agency’s financial assistance is needed:
Vecino Group New York, LLC is requesting a 30-Year PILOT, with a year one tax upon completion of $107,296, increasing at 1% annually. In addition, a sales tax exemption and mortgage recording tax reduction are requested, as well as a concession to the administrative fee to be ½% of project costs, as typically charged to non-profits. The PILOT request falls outside the Tompkins County IDA’s typical PILOT program. However, the Tompkins County IDA, and other communities, have used this type of PILOT to support the development of long-term affordable housing units.
Attached please see a 30-year income projection with the 581(a) tax liability for an affordable housing project, and the corresponding requested PILOT terms.
The NYS Housing Finance Agency (HFA) will provide tax credits and provide construction and a 30-year permanent loan on the Ithaca Arthaus project. As part of their financing, HFA will require certain thresholds be hit to ensure the project viability. If this project were taxed at the 581(a) level, it would never proceed as the cash flow would be negative from day one. As an HFA project, more permanent debt will be on this project ($18,280,000), and more risk is there for Vecino Group and HFA as the perm lender. This is a larger number, in large part due to the construction necessary and location of the project and soil conditions encountered. Part of this loan will be in the form of a 30-year mortgage, HFA will require the PILOT be coterminous with its loan, to ensure project viability.
The PILOT and other tax incentives mentioned above are a key factor in allowing this project to proceed, thank you for your consideration.
IX. Other
Vecino Group is excited to enter the Ithaca market, and hopes this is the first of many impactful projects we are involved in here. The largest community impact we see encompasses the housing need, not only affordable housing, but also the supportive housing component. Vecino Group will have a partnership with TC Action on Ithaca Arthaus, TC Action will have office space and employees onsite to work with the at risk populations housed here. TC Action’s office space will be provided at no charge, and Vecino and TC Action will work together to apply for Empire State Supportive Housing Initiative funding to pay for all employee and other costs associated with this project. Vecino Group has partnered with numerous service providers across the country, every time we are able to do this, it benefits the project and the residents.
Through the construction phase, Vecino Group will use as much local labor as possible. Through our initial Green Street work, we have talked with many organizations and contractors and have made good contacts within the market which will benefit this project. Not only will the project help the workforce through construction, but it will provide supportive and affordable housing for decades to come.
38
Ithaca Arthaus, LLC
Ithaca Arthaus Manager, LLC 0.01% Managing Member
Vecino Group New York, LLC
99.99% Investor Member
39
3/28/19 IthacaAthausProjectedTaxes
Year 1 2 3 4 5 6 7 8 9 10NetOperatingIncome
(beforetaxesanddebtservice) 536,481$ 540,465$ 544,326$ 548,056$ 551,647$ 555,087$ 558,369$ 561,482$ 564,416$ 567,159$
PILOTProposed 107,296$ 108,369$ 109,453$ 110,547$ 111,653$ 112,769$ 113,897$ 115,036$ 116,186$ 117,348$
581-aEstimatedTax 179,240$ 182,825$ 186,481$ 190,211$ 194,015$ 197,896$ 201,853$ 205,891$ 210,008$ 214,209$
Difference (71,944)$ (74,456)$ (77,028)$ (79,664)$ (82,362)$ (85,127)$ (87,956)$ (90,855)$ (93,822)$ (96,861)$
Year 11 12 13 14 15 16 17 18 19 20NetOperatingIncome
(beforetaxesanddebtservice) 569,701$ 572,030$ 574,133$ 575,998$ 577,612$ 578,961$ 580,031$ 580,807$ 581,274$ 581,416$
PILOTProposed 118,522$ 119,707$ 120,904$ 122,113$ 123,334$ 124,567$ 125,813$ 127,071$ 128,342$ 129,625$
581-aEstimatedTax 218,493$ 222,863$ 227,320$ 231,866$ 236,503$ 241,234$ 246,058$ 250,979$ 255,999$ 261,119$
Difference (99,971)$ (103,156)$ (106,416)$ (109,753)$ (113,169)$ (116,667)$ (120,245)$ (123,908)$ (127,657)$ (131,494)$
Year 21 22 23 24 25 26 27 28 29 30NetOperatingIncome
(beforetaxesanddebtservice) 581,216$ 580,657$ 579,722$ 578,391$ 576,646$ 574,467$ 571,832$ 568,722$ 565,113$ 560,982$
PILOTProposed 130,922$ 132,231$ 133,553$ 134,889$ 136,238$ 137,600$ 138,976$ 140,366$ 141,769$ 143,187$
581-aEstimatedTax 266,341$ 271,668$ 277,102$ 282,644$ 288,296$ 294,062$ 299,944$ 305,942$ 312,061$ 318,303$
Difference (135,419)$ (139,437)$ (143,549)$ (147,755)$ (152,058)$ (156,462)$ (160,968)$ (165,576)$ (170,292)$ (175,116)$
PILOTProposed 3,732,284$
581-aTotal 7,271,426$
TotalDifference (3,539,142)$
PILOTproposedisafixedamountbasedon20%ofNOIinyearonewitha1%increaseeachyear
40
Tompkins County Industrial Development Agency
401 East MLK Jr. Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD Ithaca Arthaus, LLC – Community Benefits Overview 4/10/19 Project Overview Ithaca Arthaus is a proposed 5-story, 124-unit affordable housing project located at 130 Cherry Street in the City of Ithaca. Apartments will be rented to residents earning between 50%-80% of Area Median Income (AMI). The applicant is partnering with Tompkins Community Action to include 40 units dedicated for supportive housing targeted to at-risk youth including formerly foster care or homeless young people ages 19-26. The building will include an approximately 8,800 square foot amenity space that includes tenant supportive services, a community room, fitness room and a flexible gathering/workspace. The apartments will be a mix of studio, one and two bedroom units. The project is located outside of the downtown density zone outlined by the current City of Ithaca Incentive Tax Abatement Program. The requested incentive is a 30-year incentive that is similar to what was previously approved for the INHS 210 Hancock affordable housing project, which also was not in the defined density zone. The applicant has also requested an administrative fee of ½% of project costs, which is consistent with the INHS project as well. The proposed incentive deviates from the IDA’s standard policies. Cost-Benefit Analysis • Extent to which project would create and/or retain private sector jobs – there will be no direct jobs created as
a result of this project. There will be an undetermined number of indirect jobs to be created as Tompkins County Action may have staff on site to provide supportive services.
• Estimated value of tax exemption
$3,539,142 Estimated Property Tax Incentive (30 years)
$960,000 Sales Tax Incentive
$45,700 Mortgage Recording Tax Abatement
$4,544,842 Total Tax Exemption
• Estimate of private sector investment to be generated by the project – $28,792,128
• Likelihood of completing project in a timely manner – The Vecino Group has completed over 25 affordable
housing projects totaling nearly 2,000 units. The project team has an established timeline that has remained on schedule for several months, indicating their ability to gain necessary approvals in a timely fashion. The tax credit approval in the fall will be the final hurdle to moving forward shortly thereafter.
• Extent to which project would generate additional sources of revenue for local taxing jurisdictions
New property taxes paid over 30 years are estimated at $3,732,284. Residents occupying the 124 units will likely generate new sales tax revenue.
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Tompkins County Industrial Development Agency
401 East MLK Jr. Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Ithaca Arthaus Benefits Memo Page 2 of 2
• Other benefits that might result from the project:
Affordable Housing – 124 units of affordable housing units serving individuals with incomes between 50%-80% of Area Median Income.
Supportive Housing – 40 supportive housing units targeted to at-risk youth including formerly foster care or homeless young people ages 19-26 with supportive services on-site.
Energy Efficiency – The project is pursuing the NYSERDA Multi-Family New Construction Program Performance Path with Energy Star for Low to Moderate Income Incentive Program, Tier II. This will include high-efficiency insulation, heat recovery ventilation, and other energy efficient features. Solar Panels on the roof may be considered as well.
Neighborhood Revitalization – This will be the first housing project in the recently rezoned section of Cherry Street, making it possible to revitalize this area for a vibrant, mixed use neighborhood.
Transportation Accessibility – The project’s location encourages walkability and bicycling to nearby services. The project developer is in conversation with Ithaca Carshare, LimeBike and CAT bus service regarding the potential location of these services near the site.
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Department of Assessment
128 East Buffalo Street Jay Franklin Inclusion through Diversity Irene Kehoe Director Assistant Director
Mail Address: Tel: 607-274-5517 128 East Buffalo Street Fax: 607-274-5507 Ithaca, New York 14850 [email protected] http://www.tompkins-co.org/assessment/
July 27, 2018 City of Ithaca Department of Planning and Development Attn: Jennifer Kusznir 108 E Green St Ithaca NY 14850 Dear Jennifer, Based upon the information that I have been provided today for the “316 N Cayuga St” (The Old Library Redevelopment) project located in the City of Ithaca, it is safe to say that this project will result in an increase in the assessed value of over $500,000. If you require further information, do not hesitate to ask. Sincerely,
Jay Franklin Director of Assessment Cc: Frost Travis (via email)
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316 N Cayuga Street
― PUBLIC INFORMATION SESSION ―
Meeting Minutes
Monday, January 7, 2019 – 4:00 p.m.
Common Council Chambers, Third Floor, City Hall, 108 E. Green St.
This meeting was advertised in the Ithaca Journal on 12/29/18 and again on 1/7/19. It was also posted online on the Ithaca Journal website. Below is a copy of the media release that was distributed.
― MEDIA RELEASE ―
City of Ithaca Community Investment Incentive Tax Abatement Program
(CIITAP)
Public Information Session: 316 North Cayuga Street, Ithaca, NY-Ex Libris LLC Day: January 7, 2019 Time: 4:00 PM-5:30 PM
Place: Common Council Chambers, City Hall 108 E. Green St., Ithaca
On January 7, 2019, the City of Ithaca will hold a Public Information Session for a proposed project to be located at 316 North Cayuga Street in Ithaca. The Public Information Session will begin at 4:00 PM, in the Common Council Chambers on the third floor of City Hall,
108 E. Green Street, Ithaca. In accordance with the City of Ithaca Community Investment Incentive Tax Abatement Program (CIITAP), the developer and project team will present information about the project and answer questions from the public. The proposed project involves the construction of a new four-story mixed use building. The building will contain 2,000 SF of community space, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 spaces), bike storage and mechanicals. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza. For questions regarding this project, or to see the completed CIITAP application, please contact Jennifer Kusznir at [email protected], or 274-6550. Department of Planning, Building, Zoning, & Economic Development 108 E. Green St., Third Floor, City of Ithaca (City Hall) Ithaca, New York 14850 Office Hours: 8:30 a.m. - 4:30 p.m., M-F
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Attended by: (Names taken from Sign in Sheet may not include all who attended) Suzy Kramer Joel Fredell Barbara Smith Walter Hang Theresa Alt Mario Hernandez Heriberto Rodriguez Peter Wissoker Mark Lawrence Sara Schaffzin Robert Lynch Linda Jaffe Ken Lette Seph Murtagh Svante Myrick Dan Cogan Introductions
JoAnn Cornish, Director of Planning and Development Jennifer Kusznir, Senior Planner
Project Team:
Frost Travis Chris Hyde Project Approvals to Date
Cornish briefly summarized the project approval schedule:
� 8/14/2015 Site Plan Review Application Submitted
� 3/8/2016 Held a joint meeting between the Planning Board and the Ithaca
Landmark’s Preservation Commission (ILPC).
� 2/14/2017 ILPC Issued Certificate of Appropriateness
� 5/23/2017 Planning Board held a Public Hearing for the project
� 6/27/2017 Planning Board granted Preliminary and Final Site Plan Approval
Overview of Community Investment Incentive Tax Abatement Program (CIITAP)
Kusznir briefly summarized the City’s CIITAP process and the minimum size, density, location criteria, and municipal compliance. Minimum eligibility criteria are as follows:
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• Minimum Size – Projects must be able to demonstrate that they will increase the assessed value of the property by at least $500,000
• Minimum Density – Projects must be at least three stories in height or be a major restoration of an existing structure.
• Municipal Compliance Requirement- Project applicant cannot own or partially own any properties in the City that have any outstanding fees, violations or unpaid taxes.
• Local Labor Requirement--Applicant must commit to hire locally whenever possible. The City defines local as anyone residing in Tompkins or any of the 6 contiguous counties. In addition, if granted abatement, the applicant will be required to have the general contractor show proof of having solicited bids from local sub-contractors in all of the major trades required for the construction project. Once the project begins they will also be required to submit monthly reports of all workers on site with a summary of how many reside locally.
• Location Requirement - Project must be located in the City of Ithaca Density District shown below or be a redevelopment of a Brownfield site that is registered as a DEC inactive hazardous waste site.
• Housing Requirement-It was noted that this application was received by the City in June of 2018, which was before the City amended the CIITAP requirements to include a minimum affordable housing requirement.
Overview of Tompkins County Industrial Development Agency (TCIDA)
Kusznir summarized the role of the IDA and the full application process. After a project receives City endorsement, the IDA has a preliminary meeting to review the application and
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schedules a public hearing. After the public hearing is held, the IDA has a subsequent meeting to review the comments received and consider the project for abatement.
Project Presentation
The proposed project involves the construction of a new four-story mixed use building. The building will contain 2,000 SF of community space that will be used for Lifelong, 1,160 SF of commercial space and four apartments on the ground floor, 54 apartments and amenity space on the upper floors and underground parking (32 spaces), bike storage and mechanicals. A building is expected to include a 3-meal restaurant. The underground parking will be accessed via a ramp on Court Street. Exterior amenities will include landscaping and street trees, a street level semi-public plaza and a first floor residents’ plaza.
Questions & Answers
Applicable questions from attendees and developer responses are summarized below, but are not recorded verbatim.
Public Comment: What type of population are you targeting for these housing units?
Developer Response: The units will be luxury apartments for active senior living, 55+ age restriction.
Public Comment: What materials are being used on the exterior?
Developer Response: The building will have a granite water table, storefront glass on the first floor, and brick. There are also aluminum horizontal cornices, horizontal strips are cast stone, upper floor windows are wood and fiberglass window system The project worked with ILPC to identify materials that would be sympathetic to the neighborhood.
Public Comment: What type of abatement are you requesting, how much money will you save?
Developer Response: Seeking an enhanced 10 year abatement and will also meet the energy goals for the IDA’s enhanced energy abatement. The project will follow the City’s Green building policy.
**Applicant agreed to prepare information on the amount of money that would be saved with an abatement.
Public Comment: What are the expected rents?
Developer Response: Rents have not yet been set, however, they are expected to be approx.. $1,900 for a one bedroom and $3000 for a 3 bedroom.
Public Comment: If your project is granted a tax abatement it will encourage other developers to neglect a good building for a year and then get a
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condemnation so that they don’t have to do a proper abatement and can just condemn the building.
The August 8th engineering report stated that the building was considered to be safe up until the first snow fall and would have to be re-evaluated at that time. On August 20, a subsequent report stated that the building was unsafe. The building was not in a condemnable state when you purchased it. What happened to allow the building to get to its current state? How were you maintaining the building since you took ownership of it?
Developer Response: The building has been completely vacant since 2015. Inside of the building there is a drop ceiling below the roof deck. The deck has failed, but its condition was hidden below a second roof and was not evident by looking from the roof. Mike Niechwiadowicz asked the engineer to make a determination as to whether it was absolutely safe for people to be working in and on the roof to complete this abatement. The project team would not feel comfortable having people work in and on an unsafe structure. All of the proper guidelines are being followed. We have been doing monitoring of the demolition and all of the air monitoring conditions have come back clean. It is wetted down and all of the debris is covered. This problem did not happen over the course of a year, the condition of this building was result of decades of neglect.
Public Comment: Why is it necessary to place equipment on the roof in order to abate the 1st, 2nd, and 3rd floor. EPA guidelines recommend abating as much of the building as possible.
Developer Response: There was danger of debris coming from the roof if anyone was in the building. The equipment on the roof would be to abate the asbestos roof tiles.
Public Comment: The county officials said that you bought a structurally sound building and now you are asking for an abatement that implies that they sold you a structurally unsound building.
Developer Response: We also had assumed the condition was sound until August when we did the additional assessment.
Public Comment: If the building is condemned, then how are people getting into the building. Photos were taken where the door to the roof was wide open.
Developer Response: Due to the fact that the building sat vacant for so long, people had begun using it for shelter. The building had also been vandalized, windows were broken, copper was stolen, and drug paraphernalia was littered throughout the building. Since taking over ownership
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of the building we were sending people over everyday to make sure that people were not inside of the building.
Public Comment: How has the building been maintained since you took over ownership.
Developer Response: We have kept the building secure, we have done regular visual inspections, and have had the property maintained by our property management company, including regular snow removal.
Public Comment: Has the municipal compliance review been completed for this project?
Developer Response: It is currently in the process, but will completed before the City makes a determination of whether to send an endorsement of the project to the IDA.
Public Comment: The Gun Hill property is not properly maintained, it has contamination that exceeds the safe PPM, shouldn’t that affect their municipal compliance.
Developer Response: The Gun Hill property is currently in the Brownfields remediation program. It is fenced up and is being treated in compliance with the DEC regulations.
Public Comment: Why didn’t you put up a fence around the building
Developer Response: We locked all of the doors and tried to secure the building as best we could. We did not want to invest heavily in the building because we knew that the eventual plan was to have it demolished.
Public Comment: The August 8th engineering letter stated that there are reportedly asbestos materials in locally areas. It concluded that the interior of the building can still be accessed until the first snow fall in 2018, after that the condition of the roof will need to be re-assessed. Neither letter says that the building is unsafe. The engineering report does not state that the building needed to be condemned. This project has not been conducted in a way to minimize the dust. The monitors are on the ground and aren’t getting the dust in the air
Developer Response: The letter stated that the building was unsafe and that there was a danger of falling debris. The project team was not comfortable taking the risk that someone could be injured or killed working inside of this building. The project team has followed the guidelines and have maintained safe monitoring levels for dust in the air.
Public Comment: When this project was selected as the preferred project for the site there were 4 other competing developers. The County selected this project because they were hoping to address the housing crisis in the City. This project was presented as a middle income project and now it has been changed to luxury apartments. Isn’t this a misrepresentation and shouldn’t the project than be ineligible for tax abatements.
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Developer Response: The project was originally thought to be targeting middle income, however, with increased costs and unintended additional expenses the project was forced to increase the rents to offset the costs. Without an abatement this project will not able to move forward.
Public Comment: The County’s Request for Proposals stated that affordable housing was preferred and the City adopted a policy requiring affordable housing for CIITAP shortly after this application was submitted. Would this project be willing explore the possibility of including a 10% affordable housing component to this project?
Developer Response: This scenario has not been explored.
Public Comment: Many seniors are on a fixed income and cannot afford property taxes. In that specific niche market 15-20 affordable units would make a large difference
Developer Response: It is unlikely that it will be possible for this project, but Gun Hill Apartments will include affordable units.
Public Comment: Would you be willing to provide additional affordable units in Gun Hill to offset for not providing affordable units in this project?
Public Comment: How is it possible that the building grew from 58 units to 67 units after going through the approval process?
JoAnn Cornish Response: The Board does not dictate the number of units. It is understood that developers need to make a return on their investment.
Public Comment: How will dumpsters be handled:
Developer Response: The project team has worked through quality of life issues with the Planning Board, including discussions of limiting hours for accessing the dumpsters.
Public Comment: Have you evaluated the overall economic impact on this community from this project. Can you provide projections of the spin off impacts from this project, including sales tax revenue. Can you show how the economic spin off compares to the amount of taxes that would have been generated without the abatement.
Public Comment: As a member of the TCAD board is there a conflict of interest with the IDA vote for an abatement?
Public Comment: The most recent engineering assessment was not an independent report. The engineer just looked at what had already been done. The engineer didn’t do an independent assessment, they didn’t assess how to do the structural shoring to get at least some if not most of the asbestos approval.
Mike
Niechwiadowicz Response:
The City relied on the engineering report in order to make a determination that the condition of the building was unsafe and it should be condemned.
Public Comment: Can you provide us with cost estimates of what it would have cost the developer to complete the full abatement before demolishing the building.
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Developer Response: We don’t have these numbers, but there is not that much of a difference between what is being spent tin the current process and what would have been spent had it been first abated. It would have been easier to go forward with the abatement as planned, however, the team was not comfortable putting workers at risk.
Additional Developer
Responses
The controlled demolition of the old Tompkins County Library has been conducted in a safe manner. Travis Hyde Properties assembled a first rate demolition team with Le Chase Construction Services and Gorick Construction providing demolition services. Delta Engineering was retained directly by Travis Hyde Properties to design the environmental controls, and to provide environmental monitoring and oversight as required by the New York State Department of Labor (NYS DOL). The daily air quality monitoring readings have been posted on the libraryplaceconstruction.com website as they have come available. All air sample results posted to date were reported by laboratory analysis as being less than 0.01 fibers per cubic centimeter (<0.01 f/cc) which meets the NYS DOL criteria for acceptable levels during asbestos demolition operations (i.e. below the work stoppage level of 0.01 fibers per cubic centimeter).
Tompkins County’s RFP stated affordable housing as a goal, but it was never a requirement. It costs the same amount to build a unit of affordable housing as it does to build a unit of market rate housing. The Library Place project was approved for consideration under a previous version of the Community Investment Incentive Tax Abatement Program (CIITAP) before the 20% affordability eligibility requirement was added to the program. Travis Hyde Properties was not required nor did it offer to provide affordable units. At the RFP stage, it appeared that units could be delivered with rents that would place it in the middle of the rental market but construction costs for the final approved building almost doubled, which meant that mid-market rents were not feasible.
The proposed project has undergone thorough scrutiny by the Ithaca Landmarks Preservation Commission (ILPC) and the City of Ithaca Planning Board. The entitlement process was approximate eighteen months. After eight design iterations, the project received a Certificate of Appropriateness from the ILPC in February 2017. The County legislature approved the sale of the building in September of 2017. The transfer of the property occurred in late December 2017. On a parallel track, construction documents were being developed. Travis Hyde applied for a demolition permit in October 2018.
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The design changes required to satisfy the conditions of the ILPC and the Planning Board added well more than 50% to the final cost of the building vs. the costs as conceived at the RFP stage. The stepped façade required by ILPC added a great deal of structural steel, and minimized the opportunity to stack units with similar floor plans. As a result of changes to the building footprint and floor plan in order to receive a Certificate of Appropriateness from ILPC, the final design has 31 different apartment floor plans across only 66 units. Buildings are efficient and therefore less expensive to build when components can be stacked and construction tasks can be repeated. This was not possible for Library Place.
Library Place will offer an alternative for active seniors who are not ready to make a lifetime commitment to Kendal but who still wish to call Ithaca home. Our leases are for one year and are very price-competitive with other senior care facilities in the Ithaca area; the building will offer many of the same amenities that Kendal offers, though on a smaller scale. There will be a spa and fitness center, a warming pool, and a large community room to be programmed by Lifelong. A full-service, three-meal restaurant will be in the building. A home health care agency will also have a presence on site. All of these amenities will enable mature residents of Ithaca to age in place with dignity in a walkable, car-optional environment.
Additional Comments Received via Email:
From: David Foote [[email protected]] Sent: Thursday, January 10, 2019 7:34 PM
To: Deborah Grunder Subject: Opposing a tax abatement for the old library site
Hi, My name is David Foote, and I've lived locally for quite a while -- mostly as a resident of Lansing and Ulysses due to prohibitive housing costs in Ithaca, but that's a different matter. Nevertheless, I work, eat, shop, and spend time every day downtown. I've been extremely upset by the absolutely horrible handling of the old library demolition, and shocked at the revelation that the developer not only has gone back on his agreement to
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build affordable housing on the lot, but expects to be rewarded for his reckless and dishonest "work" with a tax abatement. This man owes the city a great deal for his deception and his disregard for the public health. To grant this abatement would be a further robbery of public money. At the very least reject his application -- and please, for the good of my friends and neighbors, consider what more should be done to make this right. Thank you, David Foote
From: Jeanne Lawless [[email protected]] Sent: Friday, January 11, 2019 9:01 AM
To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Tax Abatement Request for the Old Library Property be Denied
Dear Readers, I am writing you this morning to urge that you DO NOT recommend tax abatements for for the new housing project proposed by Travis-Hyde on the Old Library Building site in downtown Ithaca. Ithaca needs affordable housing, and developers who show more responsibility in their actions, such as following proper asbestos removal procedures. Thank you for your time. Sincerely yours, Jeanne Lawless 16 Gundeman Rd Ithaca, NY 14850 ________________________________________ From: leslie brack [[email protected]] Sent: Thursday, January 10, 2019 2:52 PM To: Svante Myrick Cc: Nels Bohn; Deborah Grunder Subject: Re: Travis-Hyde -- no abatement! Thank you Svante and Nels for the responses. I do know how it works, I’m asking you to not recommend it to the IDA for approval. The IDA, around town, is known as a rubber-stamp for any developer proposal without restrictions, follow-up, penalties, etc. I pay close to $11,000 per year on my 1700 square foot house that sits on a road full of potholes (Elmwood) that have been here for the ten years I’ve lived here. I realize Cornell doesn’t pay its share. Another way to save, however, would be to stop approving every single request that comes in from a wealthy & largely out-of-town developers who play accounting “what can we get away with.” As you are probably aware by now, the “trickle down” from constant subsidizing of luxury housing never did trickle down, but has only served to exacerbate the problem. Sending this abatement for approval is the wrong thing to do. It is time to stop this practice. Travis-Hyde is clearly the most egregious / easiest abatement to not recommend. Then let’s work on changing the criteria and having some kind of follow-up and penalty for developers who don’t do as promised. My 1700 square foot house and I have been footing the bill for too long. Sincerely,
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Leslie Brack > On Jan 10, 2019, at 2:37 PM, Svante Myrick <[email protected]> wrote: > > Hi Leslie, > > Thanks for your message! We will compile it along with the feedback we received at last week's public hearing. > > As you may know, the three of us are responsible for determining whether a project meets the minimum criteria for an abatement. The Tompkins County Industrial Development Agency will decide whether or not to give the abatement. > > This is a preliminary step that doesn't decide the fate of the abatement. A project meets the minimum criteria we've seen the IDA still decide to deny the application. A couple of those votes happened back when I served. > > I've pasted below the minimum criteria that will apply to this project: > > Eligibility Criteria > Project sponsors applying for tax abatement(s) under CIITAP must meet the following size, density, location, and municipal compliance requirements: > > (1) Project Size Requirement: To meet the minimum project size requirement to be eligible for tax abatements under CIITAP, a project must provide a letter from the Tompkins County Assessment Office that states the project will result in an estimated increase in the assessed value of the property by at least $500,000. > > (2) Project Density Requirement: To meet the minimum density requirement to be eligible for tax abatement under CIITAP, a project must either: (a) contain a minimum of 3 occupiable stories in height; or (b) must be a major restoration of an existing structure. > > (3) Project Location Requirement: To meet the location requirement to be eligible for tax abatement under CIITAP, a project must either be: (a) located in the City of Ithaca Density District; or (b) a redevelopment of a Brownfield site registered as a DEC inactive hazardous waste site. > > (4) Municipal Compliance: Each property in the City of Ithaca owned by an applicant must be in full compliance with all applicable local laws and regulations, consent agreements, and orders of the Director of Code Enforcement, and current on all taxes, assessments, fees and penalties due to the City. Properties owned by an applicant in the City of Ithaca shall include any property for which an applicant or their partners has an ownership interest of 20% or more. Partners shall include any partners owning 20% or more of the project's Limited Liability Company (LLC), Corporation, or project equity. > > Thanks! > > Svante Myrick > Mayor, City of Ithaca > > 108 East Green Street > Ithaca, NY 14850 > > 607-274-6501 > > >
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> “A community is democratic only when the humblest and weakest person can enjoy the highest civil, economic, and social rights that the biggest and most powerful possess.” > > > Philip Randolph (African-American labor and civil rights leader, 1889-1979) > > > ________________________________________ > From: leslie brack [[email protected]] > Sent: Wednesday, January 09, 2019 12:00 PM > To: Svante Myrick; Nels Bohn; Deborah Grunder > Subject: Travis-Hyde -- no abatement! > > Dear Svante, Nels, and Joanne, > > I am writing to request/demand that Travis-Hyde doesn’t get recommended for a tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. > > I will be attending the meetings about this travesty and watching the city closely. This is a valuable piece of property that is near a public park and and in the heart of the city and needs to be valued as such. > > Sincerely, > > Leslie Brack > 117 Elmwood > Ithaca, NY 14850 ________________________________________ From: Mona Sulzman [[email protected]] Sent: Wednesday, January 09, 2019 9:57 PM To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Old Library Tax Abatement Request I urge you to deny any tax abatement request from Travis-Hyde for the Old Library site development. This developer's willful disregard for proper health and safety regarding asbestos removal should not be rewarded with a tax abatement. Furthermore, his current plans differ from his original ones regarding affordability. How long can we let this greed and criminal neglect continue? Respectfully, Mona Sulzman 310 Linn St. -- Mona Sulzman, Certified Teacher of the Alexander Technique, M.AmSAT > ______ From: Adelaide Gomer [[email protected]] Sent: Wednesday, January 09, 2019 10:52 PM To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: To: Mayor Svante Myrick <[email protected]<mailto:[email protected]>>, Nels Bohn <[email protected]<mailto:[email protected]>>, Joanne Cornish <[email protected]<mailto:[email protected]>>
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I am opposed to recommending the building proposed by Travis-Hyde on the Old Library site for tax abatement. This housing will not be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. The asbestos situation is nothing short of criminal! Adelaide Park Gomer
From: Colleen Keifer [[email protected]]
Sent: Wednesday, January 09, 2019 5:05 PM
To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: URGENT Re: Old Library Request for Tax Abatement
We urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. It is important that you priorities the health and safety of this city. You cannot reward a company that does not respect the needs and wishes of the community. Sincerely, Colleen & Russell Keifer
200 Conifer Drive Apt. 3007 Ithaca, NY 14850
607-279-3065
From: Harold Theodore Hodes [[email protected]]
Sent: Wednesday, January 09, 2019 3:05 PM To: Svante Myrick; Nels Bohn; Deborah Grunder
Subject: old library re tax abatement
Dear officials,
There is no good reason to grant a tax abatement to Travis-Hyde for their proposal regarding the old library. Based on what I have read, the proposed housing will not be “affordable”, and there is an unresolved issue about asbestos.
Sincerely, Harold Hodes
From: Zillah Eisenstein [[email protected]]
Sent: Wednesday, January 09, 2019 2:54 PM To: Svante Myrick; Nels Bohn; Deborah Grunder
Subject: OLD LIBRARY REQUEST FOR TAX ABATEMENT
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I urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. zillah 6 lowell place ithaca
Zillah Eisenstein
Prof. of Anti-Racist Feminist Theory, Emeritus
Ithaca College, Ithaca, New York
Writer/Activist: http://zillaheisenstein.wordpress.com
________________________________________ From: Anthony John Agnello [[email protected]] Sent: Wednesday, January 09, 2019 2:25 PM To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Old Library Request for Tax Abatement I urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. Anthony John Agnello 804 S Plain St Ithaca NY 14850
From: Randy Hendrickson [[email protected]] Sent: Wednesday, January 09, 2019 12:58 PM
To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Old library tax abatement, NO
With this message, I'd like to urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. In a time where Ithaca's need for affordable housing is great, and growing greater, none of the housing provided by this project will be affordable by any standards. I've also heard that the developers have shown complete lack of responsibility in dealing with asbestos on the site. Randy Hendrickson 2366 Slaterville Rd. Ithaca NY 14850
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From: Laurie Konwinski [[email protected]] Sent: Wednesday, January 09, 2019 12:42 PM
To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Fwd: FW: URGENT Re: Old Library Request for Tax Abatement
Dear Mayor Myrick, Mr. Bohn and Ms. Cornish
From what I have learned about the building proposed by Travis-Hyde for the former library site, I am writing to urge you not to recommend a tax abatement for this project. Too many questions remain about the company's plan for asbestos abatement. Moreover the housing proposed for the site does not supply our community with the kind of affordable housing units that are so much needed in our community. Please act on the side of fiscal responsibility and for the good of the public.
Many thanks,
Laurie Konwinski
302 Cascadilla St
Ithaca NY 14850
________________________________________ From: Theresa Alt [[email protected]] Sent: Wednesday, January 09, 2019 12:09 PM To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Old Library Request for Tax Abatement We urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. Theresa Alt 206 Eddy Street Ithaca NY 14850 ________________________________________
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From: leslie brack [[email protected]] Sent: Wednesday, January 09, 2019 12:00 PM To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Travis-Hyde -- no abatement! Dear Svante, Nels, and Joanne, I am writing to request/demand that Travis-Hyde doesn’t get recommended for a tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. I will be attending the meetings about this travesty and watching the city closely. This is a valuable piece of property that is near a public park and and in the heart of the city and needs to be valued as such. Sincerely, Leslie Brack 117 Elmwood Ithaca, NY 14850
From: Stephanie H [[email protected]]
Sent: Wednesday, January 09, 2019 11:48 AM
To: Svante Myrick; Nels Bohn; Deborah Grunder Subject: Old Library Request for Tax Abatement
I urge Mayor Svante Myrick, Nels Bohn, and Joanne Cornish not to recommend the building proposed by Travis-Hyde on the Old Library site for any tax abatement. None of the housing will be affordable by any standards. The developers have shown complete lack of responsibility in dealing with asbestos on the site. Sincerely, Stephanie Heslop
175 Gray Road Ithaca, NY 14850 (Town of Enfield) January 7, 2019 Svante L. Myrick Mayor City of Ithaca City Hall; 4th Floor 108 East Green Street Ithaca, NY 14850 re: Community Investment Incentive Tax Abatement Program Travis Hyde and affiliated companies (including Ex Libris, LLC) Old Library Redevelopment 310-314 North Cayuga Street, Ithaca, NY Dear Mayor Myrick:
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The following comments, with only limited addition and revision, are those I’d intended to
present at your Public Information Session on the above-referenced Community Investment
Incentive Tax Abatement, said session at City Hall, today, Monday afternoon, January 7h. Due to lack of time and the need to accommodate other commenters, these remarks were not
placed onto the record. In accordance with closing instructions given by City staff, I choose to
spread my remarks in written form upon this proceeding: To: The City of Ithaca: Ithaca is different. Tompkins County is different. I’ve lived here 50 years in large part because it is different. I like it. We in this community pride ourselves on our civic responsibility. We don’t blindly place our stamp of approval onto every new development just because the developer wants us to. We scrutinize; we question; we debate; and we demand from a developer in return for the favors we provide a modicum of social good citizenship. At least, we should. Travis Hyde Properties and/or its affiliated entities is seeking a Community Investment Incentive Tax Abatement. I say Travis Hyde doesn’t deserve it. By his recent and ongoing actions in the demolition of the Old Tompkins County Library, owner Frost Travis and his firm have demonstrated blatant, cavalier disregard for the safety concerns of neighbors, environmental experts, and this community in general. Frost Travis should pay a price. As owner of the Library Place apartments that’ll replace the Old Library at Cayuga and Court, Travis Hyde should pay the same high taxes as everyone else does.January 7, 2019
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Neighbors had asked that Frost Travis conduct a standard by-the-book asbestos remediation before the wrecking crane began to claw away at the 50-year old library. No, Frost did not. Instead, to cut-corners—and possibly save himself a half-million dollars—he twisted arms in City Hall. He persuaded the Director of Code Enforcement to condemn the old building, based (in my opinion) on nothing more than a few rusty pieces of sheet metal, signs of possible leaks in the library’s roof. By so doing, Frost Travis subjected the Codes Director to potential criminal prosecution, to civil forfeitures, and possibly to his professional license’s revocation. He also placed this city in its own potential legal liability. But most dangerously, this wink-and-a-nod condemnation farce has endangered the lives and health of DeWitt Park’s neighbors. I pray to God that 20 years from now none of these neighbors—maybe even one of the children—contract mesothelioma because of Frost Travis’ cut-corners flouting of the Labor Law. The demolition has proceeded. The Old Library is mostly down. It’s been a demolition that’s seen only asbestos remediation by fire hose. Shame on all of us for letting it happen! But if we can do one thing now, we can make sure that we do not reward irresponsibility. Mr. Mayor, you should make a recommendation against a Community Investment Incentive Tax Abatement for the Old Library redevelopment. And the Tompkins County Industrial Development Agency should accept that negative recommendation and then deny any tax favors for the Library Place project. At today’s meeting, Frost Travis also conceded that since purchasing the Old Library from Tompkins County in 2017, his firm altered its business plan to abandon providing affordable housing and instead chose to construct luxury apartments, with monthly rents as high as $3,000—that’s $36,000 annually. As I stated in my public comments, this change betrays the spirit, if not the letter, of the representations Travis Hyde made to the Tompkins County Legislature when the firm secured Preferred Developer status. A developer’s betrayal of its promise does not deserve to be rewarded by an initial 90 per cent cut in property taxes. This decision is not about jobs. It is not about housing. No, the decision you’ll make is about safety; it’s about responsibility; it’s about a developer being a good citizen. In my opinion, Travis Hyde Properties has failed in all these respects. Do the right thing, Mayor Myrick. Do it today. Recommend against this tax abatement. Respectfully submitted, Robert A. Lynch
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First Year Debt Service
Total Debt Service
$ __
$_
Percenta�e of Project costs financed from public sector:
A. Total Project Cost
8. Estimated Value of PILOT
C. Estimated Value of Sales Tax Incentive
D. Estimated Value of Mortgage Tax Incentive
E. Total Other Public Incentives(tax credits, grants, ESD incentives, etc.)
$_
$ __
$31, 713,000 __
$3,951,596
$1,300,224
__ $68,943 __
$0
Calculation of percentage of Project costs financed from public sector: 16.7%__ % (Total 8 + C + D + E above/ Total Project Cost)
VI. EMPLOYMENT INFORMATION
Note: Annual employment reporting will be required during the course of the abatement.
Describe the benefits you offer to your employees: N/A
Describe the internal training and advancement opportunities you offer to your employees: N/ A
TCIDA/TCDC Application 9
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NEWYORKSTATE FINANCIAL REPORTING
REQUIREMENTS FOR INDUSTRIAL DEVELOPMENT AGENCIES
Please be advised that the New York General Municipal Law imposes certain reporting requirements on IDAs and recipients of IDA financial assistance. Of particular importance to IDA applicants is Section 859 (copy attached). This section requires IDAs to transmit financial statements within 90 days following the end of an Agency's fiscal year ending December 31, prepared by an independent, certified public accountant, to the New York State Comptroller, the Commissioner of the New York State Department of Economic Development. These audited financial statements shall include supplemental schedules listing the following information:
1. All straight-lease ("sale-leaseback") transactions and whether or not they are obligations of theAgency.
2. All bonds and notes issued, outstanding or retired during the period and whether or not they areobligations of the Agency.
3. All new bond issues shall be listed and for each new bond issue, the following information is
required: a. Name of the project financed with the bond proceeds.b. Whether the project occupant is a not-for-profit corporation.c. Name and address of each owner of the project.d. The estimated amount of tax exemptions authorized for each project.e. Purpose for which the bond was issued.f. Bond interest rate at issuance and, if variable, the range of interest rates applicable.g. Bond maturity date.h. Federal tax status of the bond issue.i. Estimate of the number of jobs created and retained for the project.
4. All new straight lease transactions shall be listed and for each new straight lease transaction, the
following information is required: a. Name of the project.b. Whether the project occupant is a not-for-profit corporation.c. Name and address of each owner of the project.d. The estimated amount of tax exemptions authorized for each project.e. Purpose for which each transaction was made.f. Method of financial assistance utilized for each project, other than the tax exemptions claimed
by the project.g. Estimate of the number of jobs created and retained for the project.
Please sign below to indicate that you have read and understood the above.
Name: FrostTravis a.�.,:t,,-1,iTitle: Manager
Company: Ex Libris. LLC
Date: 4/1/2019
TCIDA/TCDC Application 17
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Ex Libris - enhanced energy Cost Benefit Analysis
Assumptions 10-Year Schedule (enhanced energy incentive)13,469,400$ New Assessment
4.00% Annual Tax Rate/Assessment Increase Abatement TaxableYear Multipliers Value
Tax 1 1.0000 0.0000 13,469,400 Rates 2 1.0000 0.0000 14,008,176
County 6.416108 3 1.0000 0.0000 14,568,503 City 11.6 4 0.9000 0.1000 15,151,243 Village 0.0000 5 0.9000 0.1000 15,757,293 School 16.9995 6 0.9000 0.1000 16,387,585
Total 35.015608 7 0.7000 0.3000 17,043,088 8 0.5000 0.5000 17,724,812 9 0.3000 0.7000 18,433,804 10 0.1000 0.9000 19,171,156
New Taxes Paid 1,710,955$ Taxes Abated 3,951,596$ Year Abatement County City Village School County City Village School
1 100% 0 - - - 86,421 156,245 - 228,973 2 100% 0 - - - 89,878 162,495 - 238,132 3 100% 0 - - - 93,473 168,995 - 247,657 4 90% 9,721 17,575 - 25,756 87,491 158,179 - 231,807 5 90% 10,110 18,278 - 26,787 90,990 164,506 - 241,079 6 90% 10,514 19,010 - 27,858 94,630 171,086 - 250,723 7 70% 32,805 59,310 - 86,917 76,545 138,390 - 202,807 8 50% 56,862 102,804 - 150,656 56,862 102,804 - 150,656 9 30% 82,791 149,682 - 219,356 35,482 64,150 - 94,010
10 10% 110,704 200,147 - 293,310 12,300 22,239 - 32,590 Total 313,508 566,807 0 830,641 724,073 1,309,088 0 1,918,435
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Tompkins County Industrial Development Agency
401 East MLK Jr. Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD Ex Libris (Library Place) – Community Benefits Overview 4/10/19 Project Overview
Library Place is an infill development project on the site of the former Tompkins County Public Library. The Tompkins County Legislature chose the development team after a lengthy RFP process in 2016. The project will provide 66 market rate, age-restricted residential apartments for renters older than 55 in the heart of downtown Ithaca. The first floor will contain a 30-space parking garage for use by residential tenants in the building. The first floor will also include a community room that will be administered and operated by the Tompkins County Senior Citizens Council a.k.a. Life Long. Tenants on the first floor will also include a 60 seat public restaurant, a private spa and wellness center, and an office intended for a home health care agency that residents may elect to contract with for a-la-carte home health care services. The second floor will have a semi-public and a private plaza. Apartments will open onto the private plaza. The third and fourth floors will have apartments with balconies or patios depending on location. Each of the upper floors will have amenity rooms for the residents including a screening room, a library, and a private dining room. The project qualifies for the CIITAP 10-year abatement based on financial need. A separate memo on compliance with the financial need requirements will be provided. The applicant is also requesting the proposed enhanced energy incentive as a result of participation in the Business Energy Advisors Program which afforded additional building modeling and feasibility to comply with NYSERDA’s multi-family new construction program, tier 3. Cost-Benefit Analysis • Extent to which project would create and/or retain private sector jobs – The project owner will not create any
direct jobs. However, indirect jobs will be created via the on-site restaurant and local management company staffing.
• Estimated value of tax exemption
$3,951,596 Estimated Property Tax Incentive
$1,300,224 Sales Tax Incentive
$68,943 Mortgage Recording Tax Abatement
$5,320,763 Total Tax Exemption
This property was formerly owned by the County, and not subject to property tax. • Estimate of private sector investment to be generated by the project – $31,713,000
• Likelihood of completing project in a timely manner – Project has received all approvals to move forward
with construction. Bank financing is in process. The project ownership group has a strong track record of development in Ithaca. It is reasonably expected that construction will begin in 2019.
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Tompkins County Industrial Development Agency
401 East MLK Jr. Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Ex Libris Benefits Memo Page 2 of 2
• Extent to which project would generate additional sources of revenue for local taxing jurisdictions – $1.7million in new property tax revenue over ten years. The addition of new households occupying 66 market rate rental units downtown will contribute to increased sales tax revenue from indirect spending on retail, restaurant and cultural activities downtown.
• Other benefits that might result from the project:
Infill Development/Neighborhood Revitalization – The project is an infill development, replacing a decades vacant, dilapidated building in the downtown core with housing, parking, and retail services along with a community room operated by Life Long.
Housing – The project adds 66 market rate apartments for seniors that will fill unmet demand as indicated by the recent Downtown Housing Market Study and the County’s Housing Needs Assessment. The former study indicated that the senior market is only 6% to 8% of the downtown rental market but trends across the US suggest that number to grow as projects with full service amenities such as this one are added to the unit mix in urban environments. The applicant is also trying to find available funding to offset the costs of providing three affordable units in the building.
Multi-Modal Transportation – The project is in a walkable, downtown location in close proximity to public transportation.
Energy Efficiency – The project is pursuing the NYSERDA multi-family new construction certification with improvements including energy star certified appliances building envelope improvements, energy efficient lighting, and 100% electric in the apartments. The application provides some detail about the energy improvements in the building. The energy savings is estimated at 42% better than code requires.
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Comprehensive Parking Study
Request for Qualifications
Peter Messmer
Director of Parking
3/5/2019
The City of Ithaca, New York, is seeking consulting services to conduct a Comprehensive Parking Study to
assist in the development of an innovative, city-wide strategy to manage parking supply and demand.
The project will include three major tasks: analysis of the current parking system; determination of
possible scenarios of programs and actions for the future direction of the parking system that are
financially sustainable; and preparation of a strategy and an implementation plan, with estimated costs
and a schedule.
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City of Ithaca Comprehensive Parking Study
Request for Qualifications 1. SUMMARY The City of Ithaca, New York is soliciting professional parking, travel demand management, and transportation planning consultant firms, or teams, to assist in the development of an innovative, city-wide strategy (the Project) to manage parking supply and demand to achieve the broader goals of economic vitality, sustainability, and livable urban places as further described in Plan Ithaca, the 2015 adopted comprehensive plan. The City’s success in attracting new businesses and housing in its downtown core and in Collegetown, and its goal to support additional compact mixed-use development, creates a challenge to the existing parking system. The downtown structured public parking supply experiences over 85% utilization rate during peak daytime hours. Half of the on-street metered parking spaces are also occupied at peak times. New development, currently under construction, is estimated to generate demand for an additional 300 to 500 parkers in the downtown core, bringing the system to reach or exceed its full capacity during peak times under current policies. Over the next ten years it is anticipated there will be increased demand in the downtown core and other designated growth areas of the city, such as the West End/Waterfront and Collegetown neighborhoods. At the same time, two of the City-owned parking garages constructed in 1974 are reaching the end of their useful design life. The project has three primary tasks. First, is to produce a thorough analysis of the operational and fiscal capabilities of the existing parking system to meet future demand when state of the art management techniques are applied. From this basis, contemplations for further changes of the management and configuration of the parking system can be undertaken relative to emerging city transportation and mobility plans under development. The second task is to produce operational plan alternatives, including transportation demand management and innovative technologies, to best manage and operate the parking system over the next ten years to reasonably accommodate projected demand and maximize efficient use of the parking supply. The third objective is to develop a recommended overall strategy and step-by-step implementation plan to develop and operate a parking and mobility system to address projected demands in a manner that achieves Plan Ithaca goals. 2. BACKGROUND INFORMATION 2.1 Existing Parking Facilities The City of Ithaca owns four parking structures: two in the downtown core are over 45 years old and need extensive repairs; a third structure, located in Collegetown, is over 30 years old; and the fourth, also downtown, is relatively new. The three older garages are operated by City staff and the newest garage is operated by a parking management company. Recent and upcoming development projects in Downtown and Collegetown will push parking demand beyond capacity. The City also manages both metered and unmetered on-street parking spaces, which have various regulations, usage patterns and occupancy, and need to be evaluated for better efficiency with the new development projects coming on line. Additional data is available for the selected consultant.
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2.2 Getting Around The City of Ithaca is an employment hub, and many people travel to the City from surrounding towns and counties by personal vehicle. There is a public bus service (TCAT), which provides a high level of service for a community this size, but which faces constraints that limit routes, frequency, and ridership. The City also encourages alternative modes of transportation, including bicycles and pedestrians, and has one of the highest per capita number of pedestrian commuters, but the hilly geography, cold winter climate, and long commutes for many employees and shoppers mean that personal vehicles are still a preferred choice. 2.3 Stakeholders People travel to Downtown Ithaca for employment, shopping, and entertainment purposes, and make the most use of the structured parking facilities. In the last two decades the City has rezoned Collegetown, Downtown, and the Waterfront districts to spur new development and largely eliminated minimum parking requirements. Several new Downtown development projects include hotels, office buildings, and high density housing, and each of these new developments compete for limited parking facilities. Collegetown is located adjacent to Cornell University and has very limited on-street parking. Most new development in Collegetown consists of student housing, although there are some restaurant, retail, and office spaces included in several of these projects. The parking structure in Collegetown is heavily used, and has some potential for vertical expansion. The Downtown Ithaca Alliance (DIA) and Cornell University have developed, or are in the process of developing, Transportation Demand Management (TDM) programs. 3. SCOPE OF SERVICES The City of Ithaca is seeking consulting services for three major tasks. The City intends to work with the selected consultant to develop a more detailed scope of work, and solicit a firm cost proposal based on the detailed scope. 3.1 Task 1—Existing Operations This task will involve an analysis of current operations and recommendations to optimize the system, including, but not limited to, the following:
Occupancy and near-term parking demands
Current revenue and expenses for both on-street and off-street parking
Projected expenses, including major repairs or replacement of parking structures
Current parking subsidy, and ways to reduce or eliminate the subsidy
Review of pricing, regulations, and incentives that could be modified to optimize parking system
Evaluation of existing parking alternatives (public transportation, bicycles, taxis/Uber, etc.)
Collection and evaluation of stakeholder feedback
Evaluation, recommendations, and collaboration on the design of pilot TDM or other incentive programs
Identification of data gaps, and procedures for collecting missing data
Supply and demand based pricing
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3.2 Task 2—Future Direction This task will analyze projected parking demand over the next 10 years, provide information on parking and transportation trends, and identify programs and/or actions that the City should start working on now. Topics to be evaluated include, but are not limited to:
Smart technologies (apps, cameras, variable rate structures, etc.)
TDM strategies
Development or enhancement of alternative transportation systems (park and ride, shuttles, increased bus service, etc.)
Analyze information provided by the City about projected parking demand
As part of this task, the selected consultant will develop various scenarios of actions that could be taken by the City over the next 10 years, and each scenario evaluated in terms of financial sustainability and service to the public. 3.3 Task 3—Recommendations and Implementation Based on feedback from the City of Ithaca, the consultant will prepare a strategy and an implementation plan, which includes estimated expenses and revenues, and a schedule. The implementation plan will also address interim parking and transportation solutions when parking garages are out of service for major repairs or reconstruction. 4. SUBMISSION REQUIREMENTS Interested consultants or consulting teams should submit a Statement of Qualifications by April 12, 2019, which includes the following information:
A cover letter containing the firm name, address, telephone number and email address of the primary contact person
Names of all key staff who will be assigned to this project and a short resume of each
A detailed narrative of the approach that will be used to accomplish the tasks
A listing of similar projects completed by the consultant(s) and key staff
An example report from the list of similar projects
A list of relevant client references
A proposed schedule of the study, including the expected completion date
Experience developing pricing structures based on market place dynamics of supply and demand
One electronic version and five bound copies of the Statement of Qualifications must be submitted no later than the end of the working day (4:30 p.m.) on Friday, April 12, 2019. All copies should be clearly labeled as follows:
Statement of Qualifications City of Ithaca Comprehensive Parking Study c/o Peter Messmer, Director of Parking City of Ithaca 108 E. Green Street, Ithaca, NY 14850
Send the electronic version to [email protected].
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5. SELECTION CRITERIA The Statement of Qualifications will be used to select the consultant or consulting team, and will be evaluated on the basis of:
Quality and completeness of the response
Understanding of the proposed scope of work
Qualifications and relevant experience of consultant and key staff assigned to the project
Relevant experience with similar studies
Client references The selected consultant will be engaged by the City to develop a more detailed scope of work and a proposed fee.
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December21,2018
MayorSvanteMyrickCityofIthacaCommonCouncilCityofIthacaBoardofPublicWorks108EastGreenStreetIthaca,NY14850DearMayor,Councilmembers,andBoardmembers:TheDowntownIthacaAlliancehasreceivedanumberofcallsandcommentsinrecentmonthsrelatedtoDowntownparkingsupplyanddemand.Whilesomeprivatepartieswillbesendingletterstoyoudirectly,wefeltitimportanttoshareourthoughts,concerns,anddesiresinthisstand-aloneletter.Downtown’stremendousresurgenceandgrowthcanbeattributedtoseveralfactors:communityandcivicleadershipinterestedindowntowndevelopment,astrongnationalandlocaleconomy,ametropolitanwideshortageofhousing,arobustlodgingsector,thegapfillingincentivesofferedbytheCIITAPprogram,theexpandedre-zoningofdowntowntoallowformoredensity,andtheavailabilityofparkingprimarilyfromthenewCayugaGarage.Theseelementshaveworkedtogethertoattractdevelopmentinvestmentandhaveresultedinthecreationofover1,000,000SFofnewspaceindowntownoverthepast12years.Eachoftheseelementshasbeencriticaltothisgrowthanddevelopment.Removeorstripawayanyoneelementandthegrowthanddevelopmentwouldnothaveproceeded.Theavailabilityofparkingwithinourmunicipalsystemhasbeenoneofthesekeyelementsnecessaryfordowntowndevelopmentandgrowth.PreviouspublicofficialsforesawthislinkbetweenparkinganddevelopmentandtooktheboldsteptobuildtheCayugaGarage.Atthetime,thiswasadifficultdecision.Parkingdemandwaslow,resourceswerelimited,anddevelopmentstillafar-offgoal.Yet,thisnewsupplyofparkinghelpedtospurthedevelopmentofsome27neworrenovatedbuildings,providingtaxrevenuestotheCitythathavehelpedcurrentleadersbalancebudgetsandkeeptheCity’staxburdenincheck.Today,weconfrontanotherkeypointinthelifeofdowntown….arealizationthatdowntowngarageparkingislimitedandnotsufficienttomeetourgrowthanddevelopmentneeds.Inarecentmeetingwithmajordowntownbuildingandpropertyowners,theCityidentifiedapotentialshortfallgapofupto300parkingspacesinthegaragestoaccommodateexistingusersandthenewprojectsunderconstruction.Downtownprojectsandpropertieshavelongedsensedthatsuchagapwouldexistandthisanalysishasraisedanalarmamongthebuildings,businesses,anddeveloperswhohaveinvestedupwardsofahalfbilliondollarsintheredevelopmentofdowntown.Thisgapfurthercomplicatesandthreatenstheattractionandrecruitmentofnewbusinessesandinvestment.Somehaveevensuggestedaslowingormoratoriumondowntowngrowthandinvestmentuntilthisparkingissueisresolved,arguingthattheabsenceofadequategarageparkingthreatenstheviabilityofnewandexistinginvestments.Itisourcontentionthatparkingisacriticalandimportantpartoftheurbancoreandthatgrowthanddevelopmenthavebeenandwillcontinuetobelinkedtoadequateandappropriatesupplyofparking
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andmobilityoptions.Tothisend,weofferthefollowingthoughtsandrecommendationsatthispointintime:
(1) Thatthisdowntownparkinggapbeseenasanimmediatechallengeandhurdletoovercome,notjustforthecurrentprojects,butalsoforprojectsandinvestmenttocomeinfutureyears;
(2) Thatwenotrestrictorhaltdowntowngrowthanddevelopment,butinsteadworktofindappropriateandmeaningfulwaystoaddresstheparkingneedsofcurrentandfutureusers;
(3) ThatparkingandmobilityconsiderationswillbeakeypartoftheDowntown2030Strategic
PlanbeingundertakenbytheDIAandtheCityin2019;
(4) ThattheCityaccelerateitsownparkingsystemstudyandmanagementplan.Suchaplanshouldbecomprehensiveinscopeandapproach,assessingcurrentandfuturedemand,understandingthemultiplesectorsandconstituenciesservedbyparking,integratingmobilityoptionsintoparkingstrategy,creatingaplanformanagingparkingresourcestobestmeettheneedsofthesevarioususerconstituencies,andthatthisstudycanbesegmentedintovariousportionsthatcanbesequencedortimedbasedonurgency---particularlyassessingsupplyanddemand;
(5) ThatDowntownparkingandmobilityareintegrallyintertwinedandneedtobeconsideredand
addressedtogether;
(6) Thatwecollaborativelyworkonadowntowntransportationdemandmanagement(TDM)programwithtangiblegoalstoreduceparkingdemandbyshiftingcommutersandresidentstootherparkingandmobilityoption.TheCityandDIAwerejustawardedagrantfromtheNYDECthathelpstomakeourpilotTDMprogramanongoing,implementationprogram;
(7) Thatwecollaborateonimmediateeffortstopilotaremoteparkingprogramthatwould
addresstheneedsofbothcommutersanddowntownresidents;
(8) Thatwefurtheracceleratetheprocessofidentifyingneededshorttermspacesforshopping,dining,services,andentertainment.Residentsandcommuterswillhaveadditionaloptionsforparking;consumerswillnot.
(9) ThatweadvancetheconceptcurrentlybeingsuggestedbyCitystaffthatdowntownparking
supplyismorethansimplygaragespace.Forexample,Citystaffhasidentifiednumerouson-streetspacesattheedgesofthedowntowncurrentlygoingunusedorunder-utilizedduetopriorpricingandmanagementdecisions.
(10) ThatanyrebuildingoftheGreenand/orSenecaGaragesbephasedsothatthemaximum
amountofparkingcanremaininserviceatanygiventimeandthattheCityworkwiththeDIAonalternativeandmitigationeffortswhenparkingisreducedtoensurethatcommerceindowntowncancontinueunimpededandanywithaslittleimpactaspossible.
Downtownpropertyownersandbusinessesrelyanddependonpublicparking.Oururbanzoningandplanningarepredicatedonpublicprovisionofparkinginsharedsettings.Overmanyyears,theCityhasdeliveredampleandaffordableparkingtotheurbancoreintheformofgaragesandlots.Inreturn,the
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propertyowners,businesses,anddevelopersofDowntownhaveprovidedtheCitywithacompact,walkable,andpedestrianfriendlyurbancorethatdeliversproperty,sales,androomtaxrevenuestotheentirecommunity.WhiletheDIAandtheCitymaydebatethelevelofCitysubsidy,weareunitedinourbeliefthatpublicparkingandmobilityoptionsinDowntownarecrucialtothecurrentandfuturebuildings,businesses,andtaxbaseofoururbancore.Onbehalfofourmanybusinessesandowners,theDowntownIthacaAllianceurgestheCitytomoveforwardwithallduehastetoaddresstheimpendingshortfallofgarageparkingspaces,inparticularutilizingthepointslistedabove.Wepledgeoursupport,energyandhardworkincollaborationwithyoutoresolvethisissue—fortheshorttermandforthefuture.Sincerely,GaryFergusonExecutiveDirectorDowntownIthacaAllianceCc:SteveHeadrick,DIABoardPresidentHeatherMcDaniel,TCADPresidentDavidLubinFrostTravisJeffSmetanaCathyHartNathanLyman
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Tompkins County Industrial Development Agency
401 E MLK Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD
Finance/AuditCommitteeMeetingMinutes3/14/19@TCAD9:00am
Present:RichJohn,JenniferTavares,MarthaRobertson,RickSnyder(CountyFinanceDirector),InaArthur,LeslieSpirgen,EvanCleveland(Insero&Co),HeatherMcDanielThemeetingbeganat9:10AMLeslieSpirgenpresentedthedraftdocumentsbeginningwiththeCommunicationletter.Therewerenodifficultiesinperformingtheannualaudit.HeatherMcDanielaskedabouttheneedforafootnotethatwouldreferencethe2019–20123MemorandumofUnderstandingbetweenTompkinsCountyandTCADandhowtheCountyreferencesTCIDA/TCDCfundbalanceanditssupportofTCADandeconomicdevelopment.Therewasabriefdiscussionofdevelopingafundbalancepolicy.Itwasdeterminedthatthe2018auditisnotimpactedsonofootnoteisneeded.LeslieSpirgencommentsontheManagementCommentLetter.ThelettercontainsthesamenoteregardingthePAAArequirementforBoardindependence.EvanClevelandgaveanoverviewoftheFinancialReport.Theauditorshavegivenanunmodifiedopinion.Pages14and14aistheProjectSchedulewithexemptionandjobinformation.Therewasdiscussionastohowthescheduleshouldbesorted(byexemptiontype)toeliminateconfusion.TheprojectpurposetypeswerediscussedandthefactthattheseweredefinedbyNYSABOwasdiscussed.Finaljobnumberswillbeinputandtheprojectschedulewillberesortedasdiscussed.Afinaldraftwillbecirculatedtothecommitteeforfinalapproval.Themeetingadjournedat10:15AM
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Tompkins County Industrial Development Agency
401 E MLK Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD
EnergyCommitteeMeetingMinutesDRAFT
3/20/19@TCAD10:30am
Present:JenniferTavares,RichJohn,MikeSigler,MarthaArmstrong,HeatherMcDanielThemeetingbeganat10:45AMHeatherMcDanielbeganwithanoverviewofthe2016GreenEnergyIncentiveAssessmentProjectreport.ShealsoreviewedthedraftTCIDAEnergyPolicythatbuiltonthe2016report,andshesummarizedcurrentprogressandchallengestofinalizingthepolicy.Thecommitteemembersdiscussedstepsformovingthedraftpolicyforward.Itisanticipatedthatrevisionstothepolicywillbeneeded.Nextstepswillinclude:
• re-engagingtheconsultantthatpreparedthe2016AssessmentStudy,TaitemEngineering,toupdatethecommitteeonchangesinenergycodesandotherinformationneededtorevisetheEnergyPolicydraft
• DevelopingareviseddraftpolicytobringtothefullTCIDAforadoptionThemeetingadjournedat11:45PM.
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Tompkins County Industrial Development Agency
401 E MLK Street, Suite 402B, Ithaca, New York 14850 • phone: (607) 273-0005 • fax: (607) 273-8964
Administration provided by ▲TCAD
GovernanceCommitteeMeetingMinutes3/21/19@TCAD@9:00am
Present:RichJohn,MikeSigler,LauraLewis,andHeatherMcDaniel
TheMeetingwascalledtoorderat9:16am.HeatherreportedthatBobRyanatHarrisBeachdidafullreviewofTCAD’spolicies.ThemajorityofthepoliciesareincompliancewithStateregulations.HeprovideddraftsofpoliciesthattheIDAdoesnotcurrentlyhave.Healsomadesuggestededitstothreeexistingpolicies.Thefollowingproposednewpolicieswererecommendedwithminoredits:
• SexualHarassmentPreventionPolicy• SexualHarassmentCompliantForm• WhistleblowerPolicy• InvestmentPolicy• TravelandDiscretionaryFundsPolicy• PropertyDispositionGuidelines• RealPropertyAcquisitionPolicy• DefenseandIndemnificationPolicy• Compensation,ReimbursementandAttendancePolicy
Thefollowingexistingpolicieswererecommendedwithminoredits:
GovernanceCommitteeCharterFinanceCommitteeCharter
MotionmadetorecommendpoliciesasstatedabovebyLauraLewis,secondedbyMikeSigler.Approvedunanimously.Followup:HeatherwillcontacttheCountytorequestthatboardmembersbeabletoparticipateintheCounty’ssexualharassmentworkshop.NextSteps:Anothermeetingwillbeheldtofinishreviewoftheby-lawsandtheprojectapplication.Themeetingwasadjournedat10:30am.
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Tompkins County Industrial Development Agency Board of Directors Meeting DRAFT Minutes
March 13, 2019 2:30 PM
Tompkins County Legislative Offices 121 E. Court Street, Ithaca, NY
Present: Rich John, Jennifer Tavares, Mike Sigler, John Guttridge, Laura Lewis, Martha
Robertson, Leslyn McBean-Clairborne Staff Present: Heather McDaniel, Ina Arthur, Russ Gaenzle (Harris Beach, PLLC)
Guests: Andrea Aguirre (TC Planning), Rick Snyder (TC Finance), Martha Armstrong (TCAD)
CALL TO ORDER Rich John called the meeting of the Tompkins County Industrial Development Agency to order at 2:42 pm. PRIVILEGE OF THE FLOOR Robert A. Lynch – Town of Enfield (see attached prepared remarks) Yana Kalmyka – People’s Organizing Collective – Ms. Kalmyka is a student at Ithaca College and a Workers Center intern. She spoke in favor of a local hiring policy for projects that receive tax abatements. Alex Hyland – IBEW Local 241 – Mr. Hyland spoke in favor of a local labor policy that requires 100% local labor compliance. ADDITIONS TO THE AGENDA None. NEW BUSINESS TCIDA 2018 Audit – Authorization to Approve and Input Information into PARIS System Laura Lewis moved to authorize the TCIDA Finance/Audit Committee to approve the 2018 Audit. John Guttridge seconded the motion. The motion was approved 7-0. John Guttridge moved to approve the entering of the 2018 audit information into the NYS PARIS online system. Laura Lewis seconded the motion. The motion was approved 7-0.
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Business Energy Advisors (BEA) Program Overview Andrea Aguirre, Senior Planner, Tompkins County Planning Department, addressed the Board and gave an overview and update on the Business Energy Advisors Program. This program receives financial support from the TCIDA. This program was launched in August 2018 and was developed based on the outcomes of the Energy and Economic Development Task Force. It is a three-year PILOT program and its goal is to reduce greenhouse gas emissions from the business sector while helping businesses meet their specific facility needs. The program assists businesses in setting energy goals and understanding energy options during the earliest stages of project design. Local Labor Report Heather McDaniel presented a summary report from projects that report monthly local labor statistics. The local labor policy was developed in 2015 and the current policy was adopted by the TCIDA in 2016. Stakeholders that were involved in developing the policy included labor representatives, developers and economic development professionals. One of the reasons for requiring monthly labor reports is to get a sense of the local subcontractor capacity when it comes to the local area (Tompkins County and the six surrounding counties.) The current policy requires projects to solicit bids from local contractors and submit proof of doing so. Projects are also required to submit monthly labor reports from their subcontractors. The monthly reports include zip code of residence for each worker, number of hours worked in the month and wages earned in the month. Rich John commented that this is good information to have especially to see if local contractors are getting opportunities to bid. However, he stated that we are not able to form additional policy guidelines based on this information. Heather McDaniel commented on a project that was not subject to the local labor policy that put hiring local construction as a priority. They found similar percentages in terms of local labor availability. Jennifer Tavares commented on the perception of “local” meaning “union.” She stated that this is not what the policy is about. John Guttridge asked about information on local contractors capacity. Is there information from local workforce on how employed the workforce is? Mike Sigler stated that the unions might just want a seat at the table and that developing a 100% local labor policy with a waiver option might be the way to go. Jennifer Tavares stated that instead of using zip codes to determine local – perhaps a “mile driven to the job” radius would work better. Rich John commented that further discussion should be had on this topic. John Guttridge also asked, “what problem are we trying to solve?”
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CHAIR’S REPORT Rich John reported that committee meetings for all the IDA committees have been set up. He thanked all in advance for participating. STAFF REPORT Heather McDaniel reported that Organic Natures, LLC (GreenStar), Tompkins Trust Company, and NY Dryden I, II Solar have all closed on their TCIDA documents. Next month’s Board meeting (April 10, 2019) agenda will be very full and will include a Downtown Parking update from the City of Ithaca. The Harold’s Square project is up and running again. Heather McDaniel should have the new construction costs soon so that she can determine if a material change has happened to the project. APPROVAL OF MEETING MINUTES Martha Robertson moved to approve the minutes from the February 13, 2019 TCIDA Board meeting. Leslyn McBean Clairborne seconded the motion. The motion was approved 7-0. The meeting was adjourned at 4:00 PM
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