HOUSING PROJECT BUDGET Fiscal Year 2016 HUD Entitlement Program Application for Funding SOURCES FUNDING SOURCE TITLE AMOUNT AMOUNT % of total SECURED* UNSECURED budget 1. FY 2016 CDBG/HOME $315,000 13.35% 2. City of Ithaca Bond $252,000 10.68% 3. INHS Equity Land $340,653 14.44% 4. INHS Equity Other $0 0.00% 5. Energy Star Rebates $7,000 0.30% 6. NYS Affordable Housing Corporation $245,000 10.39% 7. Community Housing Development Fund $280,000 11.87% 8. Unit Sales Bank Loan $658,176 27.90% 9. Unit Sales INHS Down Payment Assistance $230,000 9.75% 10. Buyer Down Payment $31,184 1.32% 11. 12. TOTAL SECURED & UNSECURED FUNDING $1,385,176 $973,837 100.00% TOTAL PROJECT BUDGET $2,359,013 LEVERAGE OF SECURED FUNDING PERCENTAGE 58.72% * Supporting documentation is required for amounts listed as secured. USES PERSONNEL EXPENSES: POSITION TITLES % OF FTE FOR THIS PROJECT PROPOSED CDBG/HOME AMOUNT none A TOTAL PROPOSED CDBG PERSONNEL BUDGET $0 NON PERSONNEL EXPENSES: LINE ITEM/TYPE PROPOSED % of Total CDBG/HOME Budget Acquisition land and buildings $340,653 14.44% Acquisition all other $0 0.00% Construction $1,438,640 60.98% Construction contingency $57,546 2.44% Hazmat Abatement $0 0.00% Architectural & engineering fees $95,692 4.06% Other professional fees $14,740 0.62% Construction financing costs $30,000 1.27% Permanent financing costs $76,536 3.24% Developer fee $175,000 7.42% Capitalized operating reserve $0 0.00% Capitalized replacement reserve $0 0.00% Soft cost contingency $0 0.00% Total of all other costs (list separately any individual line items that exceed $50,000) $92,363 0.03915325 Sales Costs $37,843 0.01604188 0.00% 0.00% 0.00% 0.00% 0.00% B TOTAL PROPOSED CDBG NON PERSONNEL BUDGET $2,359,013 (A+B) TOTAL PROPOSED CDBG PROJECT BUDGET $2,359,013

1 2 3 4 5 6 7 8 9 10 1/20/2016 11:29:56 AM G I K L M 11' - 7 1/2" 18' - 5 1/2" 31' - 0" 2' - 0" H Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 G F DINING E249 141 SF LIVING E250 260 SF 14' - 3" F E 4' - 8" KITCHEN E248 102 SF DW 3' - 2" BATHROOM E253 35 SF 3' - 3" 3' - 3" BOILER E251 10 SF COATS E252 10 SF FOYER E254 36 SF 7' - 0" 22' - 0" WARNING: It is a violation of New York State Law for any person, unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered, the altering Architect shall affix to such document his seal and the notation "altered by" followed by his signature, the date of such alteration, and a specific description of the alteration. REVISION SCHEDULE NAME DATE E REF. UP 3' - 3" G D REF. UP 3' - 3" D C B 4' - 0" KITCHEN E241 89 SF DINING E242 102 SF 11' - 0" DW 3' - 2" BATHROOM E246 33 SF BOILER E244 8 SF 3' - 3" 3' - 3" LIVING E243 211 SF 19' - 1" COATS E245 8 SF FOYER E247 35 SF 6' - 6" 11' - 3" 18' - 6" F SCHEMATIC SUBMISSION 210 HANCOCK HANCOCK AND FIRST, LLC 210 HANCOCK STREET, ITHACA NEW YORK 14850 C B DATE: PROJECT: OTHER: DRAWN BY: 1/20/2016 2014055 MSB A A5 ENLARGED TYPICAL UNIT FIRST FLOOR PLAN 3/8" = 1'-0" TYPICAL UNIT FIRST FLOOR PLANS A THD A404 1 2 3 4 5 6 7 8 9 10

1 2 3 4 5 6 7 8 9 10 I K L M 1/20/2016 11:43:02 AM G CLOSET E223 14 SF BATHROOM E225 57 SF H Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 G F BEDROOM E221 116 SF CLOSET E226 6 SF BEDROOM E227 159 SF F E HALL E229 95 SF 22' - 0" WARNING: It is a violation of New York State Law for any person, unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered, the altering Architect shall affix to such document his seal and the notation "altered by" followed by his signature, the date of such alteration, and a specific description of the alteration. E REVISION SCHEDULE BEDROOM E222 94 SF LAUNDRY E231 9 SF NAME DATE CLOSET E224 11 SF WALK IN CLOSET E228 44 SF D G D CLOSET E234 21 SF LAUNDRY E235 13 SF DN CLOSET E238 18 SF C B BEDROOM E233 154 SF HALL E239 77 SF BATHROOM E240 56 SF LI E236 5 SF CLOSET E237 6 SF BEDROOM E232 157 SF F 18' - 6" SCHEMATIC SUBMISSION 210 HANCOCK HANCOCK AND FIRST, LLC 210 HANCOCK STREET, ITHACA NEW YORK 14850 C B DATE: PROJECT: OTHER: DRAWN BY: 1/20/2016 2014055 MSB A TYPICAL UNIT SECOND FLOOR PLANS A 1 ENLARGED TYPICAL UNIT SECOND FLOOR PLAN 3/8" = 1'-0" THD A405 1 2 3 4 5 6 7 8 9 10

2 3 4 5 6 7 8 9 10 G G Architecture Planning Interior Design 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 MAX TOP OF HEAL 413' - 6 7/8" MIN TOP OF HEAL 412' - 8 7/8" F MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" BOTTOM OF TRUSS 410' - 8 7/8" SECOND FLOOR 402' - 7 3/4" E SECOND FLOOR 402' - 7 3/4" FIRST FLOOR 393' - 6" FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" FLOOD PLAIN 391' - 6" AVERAGE GRADE 390' - 3" AVERAGE TOP OF FOUNDATION 386' - 2" AVERAGE TOP OF FOUNDATION 386' - 2" D6 NAME PROGRESS PRINT NOT FOR CONSTRUCTION OR BIDDING Elevation 2 - a 3/16" = 1'-0" D MAX TOP OF HEAL 413' - 6 7/8" MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" MIN TOP OF HEAL 412' - 8 7/8" BOTTOM OF TRUSS 410' - 8 7/8" B SECOND FLOOR 402' - 7 3/4" SECOND FLOOR 402' - 7 3/4" FIRST FLOOR 393' - 6" FLOOD PLAIN 391' - 6" AVERAGE GRADE 390' - 3" AVERAGE TOP OF FOUNDATION 386' - 2" A FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" AVERAGE TOP OF FOUNDATION 386' - 2" Elevation 1 - a 3/16" = 1'-0" A5 2 3 4 5 202 HANCOCK STREET C 1 DATE Elevation 3 - a 3/16" = 1'-0" A1 E REVISION SCHEDULE DATE: 02/18/2016 PROJECT: 2014055 210 HANCOCK STREET, ITHACA NEW YORK 14850 D WARNING: It is a violation of New York State Law for any person, unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered, the altering Architect shall affix to such document his seal and the notation "altered by" followed by his signature, the date of such alteration, and a specific description of the alteration. HANCOCK AND FIRST, LLC D1 F FOR SALE TOWNHOUSES 2/18/2016 10:37:39 PM 1 6 7 8 9 10 B OTHER: DRAWN BY: ELM ENLARGED EXTERIOR ELEVATIONS A216 Elevation 4 - a 3/16" = 1'-0" C A

2 3 4 5 6 7 8 9 10 G G Architecture Planning Interior Design MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" 217 North Aurora Street Ithaca NY 14850 p 607.273.7600 f 607.273.0475 F F SECOND FLOOR 402' - 7 3/4" E E1 SECOND FLOOR 402' - 7 3/4" FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" AVERAGE TOP OF FOUNDATION 386' - 2" AVERAGE TOP OF FOUNDATION 386' - 2" Elevation 6 - a 3/16" = 1'-0" E7 WARNING: It is a violation of New York State Law for any person, unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered, the altering Architect shall affix to such document his seal and the notation "altered by" followed by his signature, the date of such alteration, and a specific description of the alteration. E REVISION SCHEDULE NAME DATE PROGRESS PRINT Elevation 5 - a 3/16" = 1'-0" NOT FOR CONSTRUCTION OR BIDDING B A A1 MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" MAX TOP OF HEAL MIN TOP OF- HEAL 413' 6 7/8" BOTTOM OF 412' - 8 7/8" TRUSS 410' - 8 7/8" SECOND FLOOR 402' - 7 3/4" SECOND FLOOR 402' - 7 3/4" FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" FIRST FLOOR 393' - 6" FLOOD PLAIN - 6" AVERAGE 391' GRADE 390' - 3" AVERAGE TOP OF FOUNDATION 386' - 2" AVERAGE TOP OF FOUNDATION 386' - 2" Elevation 8 - a 3/16" = 1'-0" A7 202 HANCOCK STREET C DATE: 02/18/2016 PROJECT: 2014055 210 HANCOCK STREET, ITHACA NEW YORK 14850 D HANCOCK AND FIRST, LLC D FOR SALE TOWNHOUSES 2/18/2016 10:57:03 AM 1 2 3 4 5 6 DRAWN BY: ELM ENLARGED EXTERIOR ELEVATIONS Elevation 7 - a 3/16" = 1'-0" 7 8 9 10 B OTHER: A217 1 C A

CHDO Board Certification Instructions: CHDO regulations from HUD state that a CHDO must maintain at least one third of its governing board s membership as residents of low-income neighborhoods, other low-income community residents, or elected representatives of low-income neighborhood organizations. To document compliance with this requirement, please list all current members and indicate their category of qualification. CHDO NAME: Ithaca Neighborhood Housing Services Date: February 09, 2016 Name Home Address Jonathan Albanese 401 East State St. Ithaca, NY Lucy Brown 515 N. Albany St. Ithaca, NY Michael Cannon 409 W. Buffalo St. Ithaca, NY Nicole Carrier-Titti 311 Wood St. Ithaca, NY Julee Johnson 120 First St. Ithaca, NY Laura Lewis 509 Willow Ave. Ithaca, NY Denise Malone 206 Monroe St. Ithaca, NY Gregory May 50 Hickory Park Rd Cortland, NY James Mingle 411 Hanshaw Rd. Ithaca, NY Lisa Nicholas 611 North Tioga St. Ithaca, NY Mary Lynn Ripa- 100 West Seneca St., Wakin Apt. 5K Ithaca, NY 14850 David Sprague 109 Queen St. Ithaca, NY H. Matthys Van Cort 102 Irving Pl. Ithaca, NY Brendan Wilbur 216 Wood St. Ithaca, NY Resident of lowincome neighborhood x x x x x x Low income x x Elected rep of LI Neighborhood organization (state organization) x x x Meets none of the listed designations x x x x x x x

Joseph L. Bowes, M.R.P. 308 Hook Place, Ithaca, NY 14850 jlbowes@twcny.rr.com ~ 607-279-5616 Professional Experience Thirteen years of experience working in affordable housing. Ten years planning and project managing multi-million dollar affordable rental housing developments. Responsibilities include deal structuring, land acquisition, municipal approvals, loan closings and construction management. Experience with both 9% and 4% Low Income Housing Tax Credits, NYS Housing Trust Funds, Community Development Block Grant, HOME, Tax Credit Assistance Program, Federal Home Loan Bank, HUD Section 202, Mitchell-Llama, HUD Section 236, Tax Exempt Bonds and Section 4 financing. Project manage developments in a variety of settings and styles including housing for seniors and families, rehab, refinancing and new construction, single family, town house and multi-family construction in urban, suburban and rural settings. April 2014 - Present: Senior Real Estate Developer, Ithaca Neighborhood Housing Services, Ithaca, NY. Project manage the development of multi-million dollar real estate for families and seniors combining local, state, federal and private funding sources. Prepare feasibility studies including analysis of zoning laws and building codes. Present development proposals to municipal planning and zoning boards. Coordinate architects, engineers, general contractors, development consultants and financing partners. Prepare funding applications and structure multi-layered financing proformas. Manage the closing and construction team for the owner/developer. Present real estate development projects and resolutions to internal Real Estate Development Committee and not-for-profit Board of Directors. Sit on Board of Directors of Limited Liability Corporations, Limited Partnerships and Housing Development Fund Corporations charged with owning real estate developments. 2005-March 2014: Senior Real Estate Developer, PathStone Corporation, Rochester, NY. Project manage the development of multi-million dollar real estate for families and seniors combining local, state, federal and private funding sources. Prepare feasibility studies including analysis of zoning laws and building codes. Present development proposals to municipal planning and zoning boards. Coordinate architects, engineers, general contractors, development consultants and financing partners. Prepare funding applications and structure multi-layered financing proformas. Manage the closing and construction team for the owner/developer. Supervise and provide technical assistance to junior developers and support staff. Present real estate development projects and resolutions to internal Asset Management Committee and not-for-profit Board of Directors. Sit on Board of Directors of Limited Liability Corporations, Limited Partnerships and Housing Development Fund Corporations charged with owning real estate developments.

Professional Experience (cont.) Joseph L. Bowes, M.R.P. 308 Hook Place, Ithaca, NY 14850 jlbowes@twcny.rr.com ~ 607-279-5616 June 1 to July 13, 2013: Interim Senior Vice President for Real Estate Development, PathStone Corporation, Rochester, NY. Appointed to the position of Senior Vice President during a 1.5 month leadership transition. Responsible for overseeing four Real Estate Developers and two support staff in New York, Pennsylvania, Puerto Rico and Indiana and managing a pipeline of 35 affordable housing projects totaling 260 million dollars of real estate development. Spring 2005: Visiting Lecturer, Cornell University Dept. of City and Regional Planning, Ithaca, NY. Co-taught a course entitled, Affordable Housing Policies and Programs to graduate and undergraduate students. Education 2000-2002: Cornell University, Masters in City and Regional Planning Department of City and Regional Planning, Concentration in Community Economic Development Awarded the Michele Rapuano Award for Distinction in Design by Cornell University. Received the American Planning Association Student Project Award. Third Place finalist in the JP Morgan Chase Community Development Competition. 2001-2002: Graduate TA, Neighborhood Planning, Cornell University, Ithaca, NY. Developed a plan to re-design a neighborhood food market and adjoining retail space. Coordinated a group of fifteen graduate and undergraduate students working closely with business owners, neighborhood residents, architects, and financial institutions. Won third place at the JP Morgan Chase Community Development Competition. Summer 2000: Neighborhood Planner Intern, City of Ithaca Planning and Development, Ithaca, NY. Worked with neighborhood planners, historic preservationist, city officials, business leaders and neighborhood residents to implement the city s first neighborhood planning process. Researched and analyzed socioeconomic and geographic data. Organized and facilitated neighborhood meetings. 1994-1998: Syracuse University, Bachelor of Arts, Magna cum laude Maxwell School of Citizenship and Public Affairs; major Sociology with a minor in Economics. Awarded an academic grant to study at Syracuse s London, England campus. 2

Scott D. Reynolds 929 Tioga St. Ithaca, NY 14850 (607) 379-2029 SKILL SUMMARY I have over 25 years experience in affordable housing doing homeowner lending, construction project management, and real estate development using all types of county/state/federal funding including Low Income Housing Tax Credits, NYS Housing Trust Funds, Community Development Block Grants, and HOME funds. I am a successful and experienced grant writer, grant compliance administrator, and contracts manager for homeowner purchase, homeowner construction, and real estate development projects. I am an experienced real estate project developer for for-sale and rental projects from $100K to $15MM. I am an experienced construction project manager for both residential and light commercial construction with extensive experience with and a focus on sustainable building techniques including obtaining LEED and Energy Star certifications. I am an advanced user/programmer for spreadsheet, word processing, computer-aided-design, database, desktop publishing, and system backup software. I can administer, support, and troubleshoot PC networks including software/hardware installation and support. I have eight years of professional experience in chemical engineering process research and scale-up, experiment design and coordination, and data collection and analysis. I am adept at working unsupervised on many different and unrelated tasks and can learn new techniques/skills quickly with minimal training and support. I am able to schedule, prioritize, and perform varied tasks simultaneously under intense pressure from staff/funders/customers. I work well in both team/group as well as hierarchical environments. I have supervised and trained other staff including engineers and technicians. I have extensive experience with internal agency communications including technical reports and external communication with customers and the community. PROFESSIONAL EXPERIENCE Director for Real Estate Development Ithaca Neighborhood Housing Services 1/10-present Ithaca, NY * Responsible for all agency real estate development including all predevelopment, creating proformas, writing grants, development team assembly and supervision, construction project monitoring, and closeout. * Developed over $35MM in real estate. * Report to funders, board, and committees. * Support a 20+ computer server based network including day-to-day troubleshooting and software/hardware purchase and installation. * Build and troubleshoot custom Access databases and other software solutions for the entire agency. * Develop and maintain complex financial modeling for the entire agency. * Collect data for the agency. Analyze data and write summary reports. Director of Construction Services Ithaca Neighborhood Housing Services 6/06-12/09 Ithaca, NY * Supervised 4 staff as well as manage a full construction management workload. * Responsible for $2,000,000 of yearly construction including reporting to funders, board, and committees.

* Support a 15 computer NT server based network including day-to-day troubleshooting and software/hardware purchase and installation. * Build and troubleshoot custom Access databases and other software solutions for the entire agency. * Develop and maintain complex financial modeling for the entire agency. * Collect data for the agency. Analyze data and write summary reports. Construction Manager Ithaca Neighborhood Housing Services 9/94-6/06 Ithaca, NY * Supervised numerous residential construction projects including specification writing, making CAD and hand drawings, contractor hiring, and overall project supervision. * Supported a 12 computer NT server based network including day-to-day troubleshooting and software/hardware purchase and installation. * Built and troubleshot custom Access databases and other software solutions for the entire agency. Mini-Repair Specialist Ithaca Neighborhood Housing Services 9/92-9/94 Ithaca, NY * Responsible for the entire MiniRepair program, working with elderly/disabled clients to improve their housing and general living situations, including inspections and intake, repairs, and billing. * Supported a 10 computer Mac/PC hybrid network including day-to-day troubleshooting and software/hardware purchase and installation. Carpenter Various firms 10/87-9/92 Ithaca, NY Chemical Engineer Rohm and Haas Company 6/79-8/87 Philadelphia, Pa. 19137 * Designed, performed, and reported on experimental programs on a wide variety of chemicals and product lines. Successfully brought two projects to plant production. * Computer modeled and optimized both steady-state and dynamic processes for scale-up using statistical and regression techniques. * Conducted economic feasibility and cost/benefit analyses. * Coordinated and supervised numerous European vendor equipment trials for process scale-up. * Supervised one engineer and technician. * Provided technical assistance for chemical scale-up and start-ups both in the USA and on a six month assignment in France. EDUCATION B.S. Chemical Engineering, 1979 The Ohio State University, Columbus, OH

Andrew M. Cuomo Governor Rose Harvey Commissioner Division for Historic Preservation Peebles Island, PO Box 189, Waterford, New York 12188-0189 518-237-8643 www.nysparks.com January 14, 2015 Mr. Joseph Bowes Ithaca Neighborhood Housing Services, Inc. 115 West Clinton St Ithaca, NY 14850 Re: NYSHCR 210 Hancock redevelopment 210 Hancock Street & 423 First Street, Ithaca, Tompkins County, NY 15PR00081 Dear Mr. Bowes: Thank you for requesting the comments of the State Historic Preservation Office (SHPO). We have reviewed the project in accordance with Section 106 of the National Historic Preservation Act of 1966. These comments are those of the SHPO and relate only to Historic/Cultural resources. They do not include potential environmental impacts to New York State Parkland that may be involved in or near your project. Such impacts must be considered as part of the environmental review of the project pursuant to the National Environmental Policy Act and/or the State Environmental Quality Review Act (New York Environmental Conservation Law Article 8). Based upon this review, the New York SHPO has determined that no historic properties will be affected by this undertaking. If further correspondence is required regarding this project, please be sure to refer to the OPRHP Project Review (PR) number noted above. Sincerely, Ruth L. Pierpont Deputy Commissioner for Historic Preservation

Report Phase I Environmental Site Assessment Ithaca Neighborhood Housing Services 210 Hancock St. and 423 First St. Ithaca, New York February 10, 2015 Prepared By Seeler Engineering, P.C. 1151 Pittsford-Victor Road Suite 125 Pittsford, New York 14534 585-248-9520

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. Contents Section 1 Executive Summary... 1 1.1 Executive Summary... 1 Section 2 Introduction... 2 2.1 Purpose... 2 2.2 Detailed Scope of Services... 2 2.3 Significant Assumptions... 2 2.4 Limitations and Exceptions... 2 2.5 Special Terms and Conditions... 3 2.6 User Reliance... 3 2.7 Qualified Professional... 3 Section 3 Site Description... 4 3.1 Location and Legal Description... 4 3.2 Site and Vicinity General Characteristics... 4 3.3 Current Use of the Property... 4 3.4 Description of Structures, Road, Other Improvements on the Site... 4 Section 4 User Provided Information... 5 4.1 Title Records... 5 4.2 Environmental Lien or Activity and Use Limitations... 5 Section 5 Records Review... 6 5.1 Standard Environmental Records Sources... 6 5.2 Additional Environmental Record Sources... 6 5.3 Physical Setting Sources... 6 5.4 Historical Use Information on the Property... 6 5.5 Historical Use Information on Adjoining Properties... 7 5.6 Prior Investigations... 7 Section 6 Site Reconnaissance... 8 6.1 Methodology and Limiting Conditions... 8 6.2 General Site Setting... 8 6.3 Exterior Observations... 8 6.4 Interior Observations... 8 Section 7 Interviews... 9 7.1 Interview with Owner... 9 7.2 Interview with Site Manager... 9 7.3 Interview with Occupants... 9 Seeler Engineering, P.C. I

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 7.4 Interview with Local Government Officials... 9 7.5 Interview with Others... 9 Section 8 Findings, Conclusions, and Recommendations... 10 8.1 Findings, Conclusions, and Recommendations... 10 Appendices Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Appendix I Qualified Professional Site Map Aerial Image Standard Environmental Records Search Additional Environmental Records Search Sanborn, Historical USGS Maps & City Directory Aerial Photographs Site Photographs Previous Reports Seeler Engineering, P.C. II

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 1.1 Executive Summary Section 1 Executive Summary For this report, Seeler Engineering, P.C. conducted a Phase I Environmental Site Assessment (ESA) in accordance with the requirements of ASTM E 1527-13 for 210 Hancock St. and 423 First St., in the City of Ithaca with the Tax Account No. 35.-3-3 and 35.-3-1 respectively. Based upon the work conducted for this report, Seeler Engineering, P.C., has not identified any Recognized Environmental Conditions (REC) for either property. Our investigation did identify the potential for presence of Asbestos Containing Materials (ACM), a nonscope item. Seeler Engineering, P.C. Page 1

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 2.1 Purpose Section 2 Introduction The purpose of this Phase I Environmental Site Assessment is to render an opinion as to whether surficial or historical evidence indicates the presence of a recognized environmental condition as defined in ASTM E 1527-13 for Phase I Environmental Site Assessments. 2.2 Detailed Scope of Services Work conducted included: A visual site review to record current conditions, note unusual site conditions, and identify potential environmental concerns. Visual observations of the current use of adjacent properties. A review of available relevant aerial photographs. A review of deeds, titles, easements, ownership documents for portions of the Target Properties and a property survey (provided by the client) associated with the site. A review of regulatory environmental data bases in conformance with ASTM guidance. An Environmental/Regulatory Enforcement Check Our findings are subject to modification if Seeler Engineering, P.C. or any other party develops subsequent information. This report and our work are subject to the limitations presented in Section 2.4. 2.3 Significant Assumptions None. 2.4 Limitations and Exceptions This site assessment was performed in accordance with generally accepted practices of other consultants undertaking similar studies at the same time and in the same geographical area, and Seeler Engineering, P.C. observed the degree of care and skill generally exercised by other consultants under similar circumstances and conditions. Our findings and conclusions must be considered not as scientific certainties, but rather as our professional opinion concerning the significance of the data gathered during the course of the environmental site assessment. No other warranty, express or implied, is made. The Client did not provide or request other specific limitations or exceptions. Seeler Engineering, P.C. Page 2

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 2.5 Special Terms and Conditions The work was completed in general accordance with our proposal for services. 2.6 User Reliance This Phase I Environmental Site Assessment has been prepared on behalf of and for the exclusive use by the following: Ithaca Neighborhood Housing Services This report and the findings contained herein shall not, in whole or in part, be disseminated or conveyed to any other party, nor used by any other party in whole or in part, without the prior written consent of Seeler Engineering, P.C.. However, Seeler Engineering, P.C. acknowledges and agrees that the Report may be conveyed to the lender or seller associated with the Site transaction. 2.7 Qualified Professional The qualifications of the environmental professional who performed this Phase I ESA are included as Appendix A. I, Tim Seeler, P.E., declare that, to the best of my professional knowledge and belief, I meet the definition of an Environmental Professional as defined in Part 312 of 40 CFR Part 312. I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the Target Properties. I have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Seeler Engineering, P.C. Page 3

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 3.1 Location and Legal Description Section 3 Site Description The Target Properties which are the subject of this Site Assessment consists of two parcels. The first parcel is 210 Hancock St. and is approximately 1.95 acres made up of one tax parcel as shown on the drawing contained in Appendix B (35.-3-3). The second parcel is 423 First St. and is approximately 0.07 acres made up of one tax parcel as shown on the drawing contained in Appendix B (35.-3-1).The properties are owned by Ithaca Neighborhood Housing Services 3.2 Site and Vicinity General Characteristics USGS Topographic Map: Ithaca West Approximate Site Elevation: Topography: Nearest Water Bodies: Approximately 390 Feet The site is relatively flat. The site is located on the west bank of Cascadilla Creek and is approximately 1.1 miles southeast of a Cayuga Lake. 3.3 Current Use of the Property The property at 210 Hancock St. most recently served as a grocery store. The building still stands, is for the most part vacant with one small business, a solar energy panel business, occupying a portion of the building. The property at 423 First St. is occupied and consists of offices and common area for a youth services organization. 3.4 Description of Structures, Road, Other Improvements on the Site The 210 Hancock St. structure is a single story, slab on grade structure constructed of cement masonry walls, steel web joist roof structure and interior steel columns for support. Interior surfaces consist of either Vinyl Tile flooring or exposed concrete. Ceilings consist of exposed metal joist or suspended ceiling consisting of acoustical tile. The roof was not accessible for inspection. The remaining portion of the property is covered by a paved parking surface. The 423 First St. structure is also a single story building with cement masonry unit walls and wood frame roof. Interior surfaces consist of Vinyl Tile or carpet for flooring and walls and ceilings consist of painted drywall. The roof system is asphalt shingles. The building shares the parking area with the 201 Hancock St. property. Both buildings are served by public water, storm and sanitary sewer. The parking lot is lighted. Seeler Engineering, P.C. Page 4

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 4.1 Title Records A formal Abstract of Title for the Target Properties was not provided for review. 4.2 Environmental Lien or Activity and Use Limitations Section 4 User Provided Information No information was provided which indicate the presence of liens or use limitations. 4.3 Specialized Knowledge None. 4.4 Commonly Known or Reasonable Ascertainable Information None. 4.5 Valuation Reduction for Environmental Issues No information provided. 4.6 Owner, Property Manager, and Occupant Information The two parcels are owned by Ithaca Urban Renewal Agency. 4.7 Reason for Performing Phase 1 The purpose of the Phase 1 was to support the financing for purchase and redevelopment of the Subject Properties. Seeler Engineering, P.C. Page 5

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 5.1 Standard Environmental Records Sources Section 5 Records Review Seeler Engineering, P.C. contracted with Environmental Data Resources, Inc. (EDR) to conduct an Environmental Record Source search. A copy of the report is included as Appendix D. The search conducted met the requirements of ASTM E 1527-13. The Target Properties are not listed on any of the databases searched by EDR. Several nearby sites within prescribed minimum radii were found to have been listed on selected databases. A review of the specific information included in the EDR reports for each of these sites does not raise any concerns relative to the Target Properties. 5.2 Additional Environmental Record Sources The following state and local governments were contacted for information relative to the site. New York State Department of Environmental Conservation, City of Ithaca, and Tompkins County/Tompkins County Health Department. All agencies have responded. All correspondence is included in Appendix E. The City of Ithaca provided information on file with the Building Department for 210 Hancock St. indicating the presence of ACM in roofing material. Tompkins County and the New York State Department of Environmental Conservation indicated they had no records on file for environmental concerns for the properties. 5.3 Physical Setting Sources Seeler Engineering, P.C. contracted with EDR to provide information on the physical setting of the site. A copy of the report is included as Appendix D. Geologic information indicate the site rock stratigraphic unit is as follows; Era-Paleozoic, System- Devonian, Series-Upper Devonian, Code-D3. The general site topographic gradient is relatively flat at approximately 389 feet above sea level. Given the topography of the site and the proximity to Cascadilla Creek and Cayuga Lake it is reasonable to assume that groundwater flows from the south-southeast to north-northwest. 5.4 Historical Use Information on the Property Aerial Photos, City Directory, Sanborn Maps, and historical USGS topographic mapping information for the Target Properties was obtained from EDR. Aerial Photos for 1938, 1942, 1954, 1957, 1965, 1968, 1980, 1991, 1995, 2006, 2008, 2009, and 2011 indicate the presence of a long rectangular structure from early photographs to approximately the late 1940 s, a short period of vacancy followed by the buildings that exist Seeler Engineering, P.C. Page 6

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. today constructed sometime before 1965. Information contained in City Directory Abstracts revealed no information on 201 Hancock St. The Directory search indicates the property at 423 First St. has served as a hair salon and laundromat prior to current use. Sanborn Maps were available dating back to 1893. Maps for 1893, 1898, and 1904 provided no information on the subject properties. A greenhouse business was located on the Target Properties from 1919 to sometime between 1926 and 1961 when the grocery store structure is shown. Information contained on historical USGS topographic mapping for years 1895, 1900, 1905, 1906, 1949, 1969, and 1978 yielded little information of the Target Properties. The Sanborn Maps, City Directory and topographic maps are included as Appendix F, and the aerial photos are included as Appendix G. 5.5 Historical Use Information on Adjoining Properties Aerial Photos, City Directory, and historical USGS topographic mapping for the surrounding properties identified the adjoining properties to be mixed use of commercial and residential in nature for the period for which data was available. USGS mapping and Aerial Photos provided limited information consistent with that found for Target Properties themselves. The City Directory and topographic maps are included as Appendix F, and the aerial photos are included as Appendix G. 5.6 Prior Investigations A previous Phase I Environmental Site Assessment prepared by Partner Engineering and Science, Inc. was performed for the Target Properties and is dated January 3, 2012. The report is included as Appendix I to this report and did not identify any Recognized Environmental Conditions. Seeler Engineering, P.C. Page 7

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 6.1 Methodology and Limiting Conditions Section 6 Site Reconnaissance The purpose of Seeler Engineering, P.C. s site reconnaissance was to make surficial observations for evidence of recognized environmental conditions, which could result in the presence of hazardous materials and petroleum products in the environment. A site inspection was conducted on January 19, 2015. Observations were documented and pertinent features of the site were documented through photographs. Selected photographs are included in Appendix H. 6.2 General Site Setting The Target Property is flat and adjacent to Cascadilla Creek. The site is primarily covered with paved parking lot or the two building structures discussed in this report. Surrounding properties are primarily residential. No issues were noted. 6.3 Exterior Observations The site is generally clean and well kept. Evidence of a grease trap was noted. This underground structure is located at the northeast corner of the building. No other issues were noted 6.4 Interior Observations The structure which served as the grocery is a slab on grade structure with cement masonry walls and a metal roof system. Floors are either exposed concrete or vinyl tile. Ceilings are either suspended acoustical tile or exposed to the structural steel roof system. Interior partitions where they exist are constructed of either wood or metal stud covered by painted drywall. The tenant space did not appear to contain any chemicals of concern and business operations did not involve the use of chemicals. Building utilities were conventional in nature. Given the age of the building, Asbestos Containing Materials (ACM), may be present. Florescent lighting is used throughout the building. While the lighting does not present an issue at this time proper handling and disposal is required to address the potential for mercury in the lamps and PCB s in the ballasts. The structure at 423 First St. is a slab on grade structure with cement masonry walls and a wood or metal framed roof with asphalt shingles. Interior partitions where they exist are constructed of either wood or metal stud covered by painted drywall. Heating by a gas forced air furnace and hot water is provided by a gas fired hot water heater. No issues of concern were noted. Seeler Engineering, P.C. Page 8

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. 7.1 Interview with Owner Section 7 Interviews The representative of the owner, Mr. Joe Bowes was interviewed by Seeler Engineering, P.C.. Mr. Bowes informed us that he was not aware of any pending, threatened, or past litigation relevant to hazardous substances of petroleum products in, on or from the property; any pending, threatened, or past administrative proceedings relevant to hazardous substances or petroleum products in, on or from the property; and any notices from any governmental entity regarding any possible violation or environmental laws or possible liability relating to hazardous substances or petroleum products. 7.2 Interview with Site Manager See section 7.1 above. 7.3 Interview with Occupants The site is unoccupied. See section 7.1 above. 7.4 Interview with Local Government Officials See Section 5.2 of this report. 7.5 Interview with Others No other interviews were conducted. Seeler Engineering, P.C. Page 9

Phase 1 Environmental Site Assessment 210 Hancock St. and 423 First St. Section 8 Findings, Conclusions, and Recommendations 8.1 Findings, Conclusions, and Recommendations For this report, Seeler Engineering, P.C. conducted a Phase I Environmental Site Assessment (ESA) in accordance with the requirements of ASTM E 1527-13 for 210 Hancock St. and 423 First St., in the City of Ithaca with the Tax Account No. 35.-3-3 and 35.-3-1 respectively. Based upon the work conducted for this report, Seeler Engineering, P.C., has not identified any Recognized Environmental Conditions (REC) for either property. Our investigation did identify the potential for presence of Asbestos Containing Materials (ACM), a nonscope item. Seeler Engineering, P.C. Page 10