REQUEST FOR EXPRESSIONS OF INTEREST. City of Ithaca, NY East Hill Fire Station Redevelopment

Transcription

1 REQUEST FOR EXPRESSIONS OF INTEREST City of Ithaca, NY East Hill Fire Station Redevelopment RFEOI Release Date: July 12, 2018 Submittal Deadline: August 3, 2018

2 TABLE OF CONTENTS A. INTRODUCTION... 3 B. BACKGROUND... 3 C. SITE DESCRIPTION... 5 D. ZONING... 6 E. ABOUT THE CITY OF ITHACA... 7 F. SUBMISSION REQUIREMENTS... 8 G. LIMITATIONS East Hill Fire Station RFEI Page 2

3 A. INTRODUCTION The City of Ithaca, New York is releasing this Request for Expressions of Interest (RFEI) in order to determine if there is developer interest in redevelopment of the City s East Hill Fire Station, located at 309 College Avenue. The goal of this RFEI is to determine if there is sufficient interest in this site for redevelopment that would include a renovated, new, or relocated East Hill Fire Station that will meet fire protection needs, enhance Collegetown, and financially benefit the city. All responses are due no later than 3pm on Friday, August 3, B. BACKGROUND In 2014, the City of Ithaca hired Kingsbury Associates to complete a condition assessment of the existing fire station. The report concluded that the building is in sound condition. However, moisture has caused damage to the masonry walls and joints, and there are extensive renovations and improvements to mechanical and electrical systems that are needed. It is estimated that approximately $1.7 million of capital investments in the building will be needed over the next 20 years. Collegetown is located adjacent to Cornell University and acts as a gateway to the campus. In recent years Collegetown has been experiencing tremendous growth. In the last 10 years there has been approximately $140 million in new construction in this area, including over 850 new residential units, and 64,000 SF of commercial space. In 2014, the City amended the zoning for this area and designated this site as a part of the MU-2 Zoning District, which allows for six (6) story, eighty (80) foot tall structures. Given the economic growth potential in this area and additional development potential of this site, the City would like to explore options for redevelopment that could incorporate a new or East Hill Fire Station RFEI Page 3

4 renovated Fire Station or relocation of the Fire Station to a mutually acceptable location within a nearby area in the City. If additional nearby parcels become available, it may be possible to consolidate properties to create a larger development project. The City was awarded a $990,000 grant from Empire State Development (ESD) to assist in relocation of the fire station and redevelopment of the site. The initial proposed relocation sites do not appear to be financially feasible at this time, so the City is exploring alternative options to achieve the original project goals to upgrade the fire station facility and free up an underutilized site for redevelopment by issuing this RFEI. The City is prepared to petition ESD to apply the grant to a substitute project. Anticipated approaches to the project, include but are not limited to: Build an approximately 7,500 square foot, two-bay, turn-key fire station for the City at an alternative east hill site and redevelop 309 College Avenue for private development; Utilize air rights above the fire station for private development and retain the fire station in place; or Incorporate a new fire station within a project that includes the 309 College Avenue parcel. This would require that the front ramp and apparatus bays to be of comparable size to the current facility. East Hill Fire Station RFEI Page 4

5 C. SITE DESCRIPTION The East Hill Fire Station (Previously known as Fire Station No. 9) is located at 309 College Avenue. The building has a footprint of approximately 6,000 square feet with a total building size of roughly 9,000 square feet. It is constructed of modern style masonry and reinforced concrete. It is located on an approximately 9,000 square foot lot in the heart of Ithaca s Collegetown district. The building was originally constructed in 1967 and was designed by Levatich and Miller. The building is divided into two sections. The apparatus room is located on the west side of the building and its floor elevation sits roughly a half floor level above the lowest floor of the living wing to its east. The east section of the building is a fourstory wing that rises dramatically above the apparatus room wing. The recreation and ready rooms, kitchen, and building support spaces occupy the lowest floor, the third and fourth floors contain bunks and bathrooms, and the fourth floor contains mechanical equipment. If this building were to remain and be renovated, extensive repairs and upgrades have been identified and are estimated at roughly $1.4 million. East Hill Fire Station RFEI Page 5

6 D. ZONING The East Hill Fire Station is located in the City s MU-2 Zoning District. The Mixed Use Districts allow retail, office, service, hotel, and residential uses, and in most cases, multiple uses are encouraged within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use Districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks). The Mixed Use District regulations have been designed to encourage exceptional urban design and high-quality construction. The MU-2 Zoning District allows buildings of up to six stories and eighty feet in height. A building cannot exceed either requirement. While it may be feasible to design a building with a greater number of stories within the maximum allowed height, the intent of the district regulations is to meet both requirements. The additional building height, has been allowed for the purpose of providing adequate space for mechanicals and accommodating high-quality design features and finishes. This site is also located within the City s Planned Unit Development Overlay District. This district allows for properties to apply for flexibility within the zoning regulations in exchange for providing the community with benefits that are determined to outweigh any negative impacts from not conforming to the established zoning regulations. Projects applying for a PUD will need to go through a public process and receive approval by the City s Common Council and Planning and Development Board. East Hill Fire Station RFEI Page 6

7 E. ABOUT THE CITY OF ITHACA Nestled in the beautiful Finger Lakes region of upstate New York, the City of Ithaca's natural beauty, featuring rolling hills, Cayuga Lake, breathtaking gorges, and cascading waterfalls, is unmatched. Home to Cornell University (21,904 students, 1,648 faculty), Ithaca College (6,769 students, 790 faculty) and Tompkins Cortland Community College (3,269 students, 280 faculty), higher education is the area s major industry. The project site is located in Collegetown. Collegetown is a mixed-use neighborhood adjacent to Cornell University that is characterized by highand medium-density student housing, retail/restaurant establishments, and a concentrated pedestrian population. Driven by real and anticipated development pressure, land values and rents in the Collegetown core are considerably higher than in other areas of the city and the county. To the north, the Cascadilla Gorge, a dramatic natural feature that adds a unique and picturesque quality to the Collegetown landscape, separates the neighborhood from Cornell University. Adjacent to the Collegetown core are neighborhoods of mainly single-family detached housing serving a mixed population of student renters and families. Some of the streets in these neighborhoods are made up entirely of rental properties occupied predominately by students or recent graduates. East Hill Fire Station RFEI Page 7

8 F. SUBMISSION REQUIREMENTS/PROCESS Submission Requirements Responses to this RFEI should include the following components: 1. COVER LETTER Responses should include a statement of interest in this project, which addresses the following questions: Why is the organization interested in the project? What is the organization s experience working on a similar project? How is the organization service(s) or practice(s) relevant to the project? 2. PROJECT APPROACH Responses should include a description of project, approach, vision and scale for this site. Including an explanation of the plan for the fire station and any projected costs to the city. If relocation of the fire station is proposed, specify the proposed relocation site and indicate the status of site control. In addition, please provide the following information: Fire Station Include the following: Proposed Project Approach : (A) Relocate fire station, list proposed relocation site(s) and indicate the status of the developer s site control: (B) Retain fire station, (C) Reconstruct fire station on project site; (D) other (explain) Cost to City (if any): East Hill Fire Station RFEI Page 8

9 Redevelopment of 309 College Avenue site Include the following: Use(s): Square footage (by use and total): Number of stories: Number of housing units (if any): Estimated project cost: Will project substantially conform to existing zoning: 3. QUALIFICATIONS Responses should include a detailed explanation of qualifications, including a description of similar projects completed. SUBMISSION DEADLINE All submissions are due no later than 3pm on August 3, Submissions should be sent to the following address: Planning Department c/o JoAnn Cornish (Collegetown RFEOI Response) 108 East Green Street Ithaca, NY NEXT STEPS The City intends to use responses from this RFEI in order to develop a plan of action for the East Hill Fire Station. Based on the quality of responses submitted, the City may decide to negotiate for a development project or may release a full Request for Proposals for redevelopment of this site that will need to include one of the following: Relocation the existing East Hill Fire Station and redevelopment of the existing site with a newly constructed mixed use development project. East Hill Fire Station RFEI Page 9

10 Redevelopment/Refurbishment of the East Hill Fire Station at its current location with new mixed use construction built above the station. G. LIMITATIONS This RFEI does not commit the City to moving forward with a project. The City retains the right to reject all submissions and to determine whether or not to move forward with a full Request for Proposals. East Hill Fire Station RFEI Page 10