News Tidbits 11/26/18

27 11 2018

Just to get this out in time, he’s a look at what will be a rather long but very interesting city of Ithaca Planning Board meeting tomorrow evening.

1 Agenda Review 6:00

2 Special Order of Business – Planning Report on ILPC recommendation to designate the former Delaware, Lackawanna, & Western Railroad Station at 701 West Seneca Street. 6:05

3 Privilege of the Floor 6:20

4 Approval of Minutes: October 23, 2018 6:35

5 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 6:40
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Distribution of FGEIS & Review of Schedule – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving the redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca.

No decisions expected tonight, but the distribution of the FGEIS (Final Generic Environmental Impact Statement) is a major step forward. From here, the Planning Board will review and critique the document, and when satisfied, it will vote for a resolution of completion. A recommendation to adopt the Chainworks PUD zoning and the FGEIS findings will follow, and if successful, the Common Council will also vote to adopt the PUD zoning. That would complete generic review for the site – new builds would still come to the board as necessary, but renovations could potentially begin not long afterward. Timing-wise, the final approvals are still a few months out, but this massive 910+ unit project is slowly closing in on approvals, and potentially, construction.

B. Project: North Campus Residential Expansion (NCRE) 6:55
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Review of FEAF Part 3
Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

Materials provided indicate that city planning staff are reasonably satisfied that the energy impacts of the massive North Campus housing plan have been mitigated. The only new letter on record this month is a letter of concern from the City Historic Preservation Planner about the project’s visual and aesthetic impacts on the Cornell Heights Historic District to the west.

C. Project: Apartments (12 Units) 7:25
Location: 327 W. Seneca Street
Applicant: Noah Demarest for Visum Development
Actions: Consideration of Preliminary & Final Site Plan Approval
Project Description: The applicant is proposing to construct a three-story apartment building with 12 units. Project development requires the removal of the exiting building and parking area. The project will include exterior bike storage, a trash enclosure, walkways, landscaping, signage, and lighting. The project is in the B2-d Zoning District and has received the required variances for front-, side-, and rear-yard setbacks. A small portion at the rear of the property is in the CDB-60 District. The project has received Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), for which the Lead Agency made a Negative Determination of Environmental Significance on September 25, 2018.

Not much to add regarding Visum’s workforce housing (80% area median income) proposal for the State Street Corridor. The project is expected to receive $200,000 from the latest round of the Community Housing Development Fund, the affordable housing fund jointly paid into by the city, county and Cornell. In this case, Cornell will cover $170,000 and the city $30,000. Cornell doesn’t have any hand in this project, but having one entity pay most of the grant for a given project makes it less complex to administer. 

D. Project: Falls Park Apartments (74 Units) 7:35
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Public Hearing, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

Note that IFR is a Travis Hyde Properties business entity. The attempt to gain approval for an environmentally compromised project site is likely going to be more heavily scrutinized given the recent controversy regarding proposed demolition procedures for the Old Library site.

E. Project: New Two-Family Dwellings 7:55
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Declaration of Lead Agency, Review of SEAF Parts 2 & 3
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally nonconforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).

F. Project: Maguire Lincoln 8:15
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Declaration of Lead Agency, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to demolish a portion of the existing building and construct two additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate customer, service parking, employee, and display parking. Landscape design will improve vegetative cover; however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%). The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the purpose of environmental review.

G. Sketch Plan – 312 E Seneca Street, Jagat Sharma 8:35

312 East Seneca is a 4,482 SF three-story mixed-use building on the edge of Downtown Ithaca. The building was long-owned by Ithaca architect Jagat Sharma, who ran his practice from the building (1416 SF), the Alley Cat Cafe (1926 SF), and a four-bedroom apartment (1140 SF) on the upper floors.

A few years ago, the site was floated as part of the potential footprint for Visum Development’s Seneca Flats mixed-use project, though at the time it was made clear that it was not an essential property to the development, and simply a possibility if Sharma chose to sell to Visum. Sharma didn’t – in September, he sold the building to an LLC associated with the Stavropoulos family for $800,000, double the assessed value. That lofty price relative to assessed value was a big clue something was planned here, and it looks like the first glimpse of that will come tomorrow night. The Stavropoli of West Hill have been growing their assets through acquisition or development for the past several years, including the 4-unit North Aurora project in item E. above.

Normally, the Stavropoulos family is low-key about development, preferring lower-profile infill builds in established neighborhoods – the largest project of theirs to date is the 11-unit 107 South Albany project. They often turn to local architect Daniel Hirtler, but this time, Collegetown favorite Jagat Sharma will have a hand in redeveloping the building that housed his office for so many years. This would be Sharma’s first building downtown since the Greenstate Building (127 West State Street) in 1991. For the record, this would be their second Sharma commission, with a duplex planned for 209 Hudson Street being the other (granted, that’s also a modular structure).

Zoning-wise, this is CBD-60. Within that zone, Sharma can design a five-story building up to 60 feet tall, no parking required, with any variety of commercial or residential uses. Any design will have to conform with the recently-adopted Downtown Design Guidelines. The Stavropoli are likely to do all-residential or residential with ground-floor retail. The current building is quite narrow, but it also only occupied the east half of the lot – a new structure could practically touch the neighboring building at 308 East Seneca.

H. Sketch Plan – 114 Catherine Street, Jagat Sharma 8:55

Things are about to get a bit confusing. A few years ago, the Lambrou family, mid-sized Collegetown landlords and developers of Collegetown Park, presented and built an infill project at 114 Catherine Street – while all the working docs used 114 Catherine Street, the address of the existing building set back into the lot, the new 3-unit, 17-bedroom building was christened 116 Catherine Street.

This new building is expected to be a replacement for the existing 114 Catherine Street, the Mission Apartments, and is expected to complement 116 Catherine in appearance (Jagat Sharma designed that as well). Zoning here is CR-4, up to four floors, with a maximum of 50% lot coverage (but not parking required). Expect this to be student housing – probably not too big, a few dozen beds at most, but something to take note of nevertheless.

I. Sketch Plan – 130 Cherry Street, Residential, Vecino Group 9:15

130 Cherry Street is a 4,600 SF auto body shop that’s been for sale for quite a while now. The rumor mill says Vecino CEO Rick Manzardo was walking around the area a couple of weeks ago, and it looks like there was a reason for that. The plan being floated is affordable “artist housing”. This wouldn’t be a new concept to Vecino, who renovated a vacant warehouse in Troy into the 80-unit Hudson Arthaus. What makes the Arthaus unique among affordable housing is that it offers on-site amenities geared to artists, as well as income-based rents for those who make only a modest living while engaged in their creative pursuits.  Those amenities include a wood shop, on-site storage units, gallery spaces managed by a local non-profit, and a computer/digital work suite.

Zoning here is “Cherry Street District” Waterfront Zoning. Since it’s north of Cecil Malone Drive, housing is allowed – but not on the first floor. The first floor is for light industrial and many commercial uses, including restaurants, stores and offices. No ground-level storage permitted, however. In this “artist housing” format, the first floor would likely be the exhibition/gallery.workshop space. The building may be up to five floors with 100% lot coverage once setback requirements are met. Bonus for this site, the Cherry Artspace is a few hundred feet away. With about 179,000 SF in building capacity offered by the site and zoning before setbacks are considered, a potential project could be fairly sizable.

6. Old/New Business 9:35

7. Reports 9:40
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 10:00





News Tidbits 10/20/18

20 10 2018


1. So here’s an intriguing update to the stalled redevelopment at 413-415 West Seneca Street. Ithaca Neighborhood Housing Services was preparing to buy the former Ithaca Glass property and its development plans, which had hit a major snag due to structural issues with the existing building, and continued financial issues with pursuing of a completely new build (bottom). INHS was planning on purchasing the site and going with the original plan, which would have added four units to the existing two apartments and vacant commercial space. But someone outbid them for the site. The buyer, who has not finalized the purchase, may elect to use either of the plans designed by STREAM Collaborative, or pursue a different project at the site.

While that plan may have fallen through, it looks like the INHS Scattered Site 2 rehab/redevelopment plan will be moving forward following approval of amendments to the funding plan by the IURA and Common Council. The revised plan will dedicate funds toward the replacement of fourteen units (four vacant due to structural issues) in three buildings to be replaced with a new thirteen-unit apartment building at 203-208 Elm Street on West Hill, and major rehabiliation of four other structures (sixteen units) in Southside and the State Street Corridor.

2. Speaking of sales, here’s something to keep an eye on – the Lower family, longtime Collegetown landlords, sold a pair of prime parcels on October 4th. 216-224 Dryden Road was sold for $2.8 million, and 301 Bryant Avenue was sold for $1.4 million. Both properties were sold to LLCs whose registration address was a P.O. Box. A couple of local development firms like to use P.O. Boxes, but with nothing concrete, it’s uncertain who’s behind the purchases.

301 Bryant Avenue has some historic significance as the formal home of the Cornell Cosmopolitan Club. Founded in 1904 as a men’s organization to provide camaraderie and support for international students attending the university, the 13,204 SF, 35-bedroom structure was built in 1911 and served as the equivalent of a fraternity’s chapter house, providing a shared roof, shared meals, social events, lectures by students and faculty about other lands and cultures, and professional networking for students arriving from abroad. A women’s club was organized in 1921. As Cornell grew and different international groups founded their own organizations, the club’s purpose was superseded, and shut down in 1958. The building was purchased by the parishioners of St Catherine’s a parish center before the new one was built in the 1960s, and served as a dorm for the Cascadilla School before Bill Lower bought the building in 1973. Lower converted the structure into a six-unit apartment building, with the largest nit being eight bedrooms. With an estimated property assessment of $1.27 million, the sale appears to be for fair value – no issues, and no indications of redevelopment.

216-224 Dryden Road is much more interesting from a development perspective. 11,600 SF in three buildings (county data suggests either 14 units, or 9 units and 20 single occupancy rooms), the earliest buildings in the assemblage date from the early 1900s, but with heavy modifications and additions to accommodate student renter growth. Bill Lower bought the property way back in 1968. The properties are only assessed at $1.87 million, well below the sale price. That suggests that a buyer may be looking at redevelopment of the site. The site is in highly desirable inner Collegetown, and the zoning is certainly amenable; CR-4 zoning allows 50% lot coverage and four floors with no parking required. CR-4 offers a lot of flexibility – 119-125 College Avenue and the Lux are recent CR-4 projects.

3. The other recent set of big purchases also occurred on October 4th. “325 WEST SENECA ASSOCIATES LLC” bought 111 North Plain Street, 325 West Seneca Street, 325.5 West Seneca St (rear building of 325) and 329-31 West Seneca Street for $1.375 million. 325 West Seneca is a three-unit apartment house assessed at $200k, 325.5 West Seneca is a modest bungalow carriage house assessed at $100k, 329-331 West Seneca is a two-family home assessed at $360k, and 111 North Plain Street in a neight-unit apartment building assessed at $475k. Added up, one gets $1.135 million, which suggests the purchase price was reasonable.

Given that 327 West Seneca is currently the subject of a moderate-income redevelopment proposal from Visum, one would expect Visum to likely be behind these purchases, right? But the LLC traces back to the headquarters of a rival real estate development firm, Travis Hyde Properties. The whole thing strikes me as a little odd, but who knows, maybe Frost Travis bought the properties as stable assets rather than development sites.

4. Let’s stick with Travis Hyde Properties for a moment – here are the submissions related to his Falls Park Apartments proposal. Readers might recall this is the plan for 74 high-end senior apartments on the former Ithaca Gun site. Drawings here, 138-page submission package courtesy of TWMLA’s Kim Michaels here. Trowbridge Wolf Michaels Landscape Architecture will handle the landscape design, and newcomers WDG Architecture of Washington D.C. are designing the building.

No cost estimate has been released for the project, but buildout is expected to take 20 months. 150 construction jobs will be created during buildout, and the finished building will create four permanent jobs. The project will utilize New York State Brownfield Cleanup Program (NYS BCP) tax credits. In the case of this project, the credits would be a smaller credit to help cover the costs of site remediation insurance, and a larger credit awarded by the state that would cover 10-20% of the project’s property value, depending on whether it meets certain thresholds. It is still not clear at this point if a CIITAP tax abatement will be pursued.

The 74 units break down as follows: 33 two-bedroom units (1245 SF), 9 one-bedroom units with dens (1090 SF), and 32 one-bedroom units (908 SF). All units include full-size kitchens, wood and/or natural stone finishes, and about half will have balconies. Also included in the 133,000 SF building is 7,440 of amenity space, and there will be 85 parking spaces, 20 surface and 65 in the ground-level garage.

A number of green features are included in the project, such as LED lighting, low-water plumbing fixtures, and a sophisticated Daikin AURORA VRV high-efficency HVAC system, which uses air-source heat pumps. It look like there is some natural gas involved, however, for heating the rooftop ventilation units, and in the amenity space’s fireplace.

Due to soil contamination issues, the plan is essentially to dig up the soil and cart it off to the landfill in Seneca County. The soil runs up to 11.5 feet deep, and the building foundation will be 15 feet below current surface level (about 85% of the foundation will be a shallow slab, with deeper piles near the northeast corner). As a result, some of the bedrock will be removed and disposed of as well. What soil does remain on-site will be sealed in a NYSDEC-approved cap. Concerns about VOCs in the groundwater are somewhat mitigated by the geology of the site (horizontal fractures carry the VOCs downhill), but the ground level is a ventilated garage in part to prevent sustained exposure to vapor intrusion. The project will be presented at this month’s Planning Board meeting, where the board is expected to declare itself lead agency for environmental and site plan review of the proposal.

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5. So, one of the reasons why the Voice writeup on the Carpenter Park site didn’t include building renders was because in a follow-up phone call for hashing out the emailing of PDF images, Scott Whitham of Whitham Planning was adamant they not be used, describing them as highly conceptual. He didn’t even want to pass them along out of fear they’d mislead the general public. For the merely curious, here are images taken by Second Ward Councilman Ducson Nguyen.

The architecture firm that’s involved with the project is a newcomer to the Ithaca area – Barton Partners, which has a lot of rather high-end, traditional-looking design work scattered throughout the Northeast, as well as a new more modern designs similar to the placeholders. Can’t make any hard conclusions at this point, but a look through their portfolio gives an idea of what one might expect to see with the Carpenter Park redevelopment.

6. The former Wharton movie studio at Stewart Park is slated to become a gallery and visitor’s center, thanks to a $450,000 state grant. The building, which was the studio’s main office from 1914 to 1920, and is currently used by the city Board of Public Works, will be renovated into the Wharton Museum, with exhibit space, a public meeting room, and a terrace / seating area overlooking the lake. The project will be a joint effort by the Wharton Studio Museum and Friends of Stewart Park, with assistance from the City of Ithaca. Todd Zwigard Architects of Skaneateles (Skinny-atlas) will be in charge of designing the new museum space. It will be fairly modest in size, about 1,000 square feet, with the rest remaining for BPW use; the public works division will compensate the loss of space with an addition onto its annex nearby.

The project should dovetail nicely with a couple of other local nonprofit projects underway – the revitalization and expansion of the Stewart Park playground will give younger visitors something to do while their parents or grandparents check out the museum, and there’s potential to work with The Tompkins Center for History and Culture on joint projects that encourage visitors to pay a visit to both Downtown and the lakefront.

7. The Old Library redevelopment is once again the subject of controversy. Due to structural issues with the roof and concerns about it collapsing onto workers during asbestos abatement, the city condemned the building, which changed Travis Hyde Properties plans from sealing the building in a bubble and removing the asbestos before demolition, to tearing it down without removing asbestos from the interior first. Much of the asbestos from its late 1960s construction was removed as part of renovations in 1984, with more in the 1990s, but in areas that weren’t easily accessible, it was left in place.

The new removal plan has led to significant pushback, led by local environmental activist Walter Hang. A petition floating around demands that the city un-condemn the building and then forces Travis Hyde to renovate the building enough to stabilize the roof to remove the asbestos.

While the concern about the asbestos is merited, there are a couple of problems with this plan. It boils down to the fact that New York State code, rather than the city, defines what a developer can and can’t do with asbestos abatement. The two options here are stabilization and removal before demolition of the above-ground structure, or tearing it down piece by piece and using procedures like misting to keep the asbestos from getting airborne, with monitors in place to ensure no fibers are entering the air. The city can’t force a developer to choose one approach over another, if a building is condemned, and the city can’t force Travis Hyde to renovate the building to a state where it wouldn’t be condemned. That would be the NYS Department of Labor’s role. But if the city rescinded its condemnation, a roof renovation would involve removing the existing roof – a procedure that involves misting the on-site asbestos to keep it from getting airborne. With workers going in an out of the building to stabilize the structure and being put at risk by the unstable roof as well as the asbestos, the Department of Labor isn’t going to sign off on anything putting crewmen at risk of a roof collapse.

There is some consternation with this, and that’s fair. The development project did take several months longer to move forward than first anticipated, though had it started on time it’s not clear if the city and THP wouldn’t have been in this position anyway if work had started sooner. Demolition is expected to start within thirty days of the permit being issued (and it has, so in effect, any day now), and take six to eight weeks to complete.

8. Unfortunately, I had to miss this year’s architects’ gallery night, which is a shame because the local firms like to sneak in yet-unannounced plans. Case in point, this photo from Whitham Planning and Design’s facebook page clearly shows something is planned at the site of the Grayhaven Motel at 657 Elmira Road. The Grayhaven has four on-site structures, and the two westernmost buildings look as they do now…but the footprints of the two eastern buildings, where one first pulls in, do not match their current configuration. Intriguing, but also frustrating. The boards on the floor are related to the Visum Green Street proposal, and the other wall board is a North Campus proposal that didn’t make the cut, previously discussed on the blog here.

9. Out in the towns, there’s not a whole lot being reviewed as of late. The town of Lansing will have a look next week at marina renovations, a one lot subdivision, and a 4,250 SF (50’x85′) expansion of a manufacturer, MPL Inc., a circuit board assembler at 41 Dutch Mill Road. The expansion of their 14,250 SF building will create five jobs or less, per site plan review documents.

In Dryden town, the town board continued to review the proposed veterinary office in the former Phoneix Books barn at 1610 Dryden Road, and they’ll had a look at a cell phone tower planned near TC3. Danby’s Planning Board looked at an accessory dwelling application and a two-lot subdivision last week. Ulysses had a look at a proposal for a 6,400 SF pre-school and nursery building planned for 1966 Trumansburg Road, a bit north of Jacksonville hamlet.

The village of Cayuga Heights Planning Board has a single-family home proposal to look at 1012 Triphammer Road, and in the village of Lansing, the Planning Board and Board of Trustees will review and weigh consideration of a PDA that would allow the Beer family’s proposal for multiple pocket neighborhoods of senior cottages to move forward on 40 acres between Millcroft Way and Craft Road. Trumansburg is still looking at the 46 South Street proposal from INHS and Claudia Brenner.

10. Last but not least, the city of Ithaca Planning Board’s agenda for next week. Apart from the long-brewing Carpenter project, there’s nothing else that’s new, continuing the relative lull in new projects. Cornell’s North Campus Expansion continues its public hearing, and the new warehouse and HQ for Emmy’s Organics looks ready to obtain final site plan approval.

1 Agenda Review 6:00
2 Privilege of the Floor 6:05
3 Approval of Minutes: September 25, 2018 6:15
4 Subdivision Review

A. Project: Minor Subdivision 6:20
Location: 111 Clinton St Tax Parcel # 80.-11-11
Applicant: Lynn Truame for Ithaca Neighborhood Housing Services
Actions: Consideration of Preliminary & Final Subdivision Approval

Project Description: The applicant is proposing to subdivide the 1.71 acre property onto two parcels: Parcel A measuring 1.6 acres (69,848 SF) with 299 feet of frontage on S Geneva St and 173 feet on W Clinton St and containing two existing buildings, parking and other site features; and Parcel B measuring .1 acres (4,480 SF) with and 75 feet of frontage on W Clinton St and containing one multi-family building. The property is in the P-1 Zoning District which has the following minimum requirements: 3,000 SF lot size, 30 feet of street frontage, 25-foor front yard, and 10-foot side yards. The project requires an area variance of the existing deficient front yard on the proposed Parcel B. The project is in the Henry St John Historic District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review.

The story behind this is that for legal purposes, INHS needs to split an existing house from its multi-building lot before it can proceed with renovating it as part of the Scatter Site Housing renovation project. No new construction is planned.

B. Project: Major Subdivision (4 Lots) 6:30
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary Subdivision Approval

Project Description: The IURA is proposing to subdivide the 6-acre parcel into four lots. Lot 1 will measure 1.012 acres, Lot 2 will measure 1.023 acres, Lot 3 will measure 2.601 acres, and Lot 4 will measure .619 acres. Lot 3 will be sold to Emmy’s Organics (see below), Lot 4 will be left undeveloped for future trail use, and Lots 1 & 2 will be marketed and sold for future development. This subdivision is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

The Emmy’s Organics project is really two components – one, the new building in the city-owned Cherry Industrial Park, and two, the city’s (IURA’s) construction of a street extension that would service Emmy’s and two smaller lots which could then be sold to a buyer committed to economic growth for presently low and moderate-income households.

5 Site Plan Review
A. Project: Construction of a Public Road 6:45
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary & Final Approval

Project Description: The IURA is proposing to extend Cherry Street by 400 feet. The road will be built to City standards with a 65-foot ROW, 5-foot sidewalks and tree lawn, and will be turned over to the City upon completion. The road extension is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

B. Project: Construction of a 14-24,000 SF Production Facility (Emmy’s Organics) 7:00
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Ian Gaffney for Emmy’s Organics
Actions: Consideration of Preliminary &Final Approval

Project Description: Emmy’s Organics is proposing to construct a production facility of up to 24,000 SF, with a loading dock, parking for 22 cars, landscaping, lighting, and signage. The project will be in two phases: Phase one, which will include a 14,000 SF building and all site improvements; and Phase two, (expected in the next 5 years) which will include an addition of between 14,000 and 20,000 SF. As the project site is undeveloped, site development will include the removal of 2 acres of vegetation including 55 trees of various sizes. The facility is part of a larger project that includes subdivision of land a 40-foot road extension by the Ithaca IURA extension that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

C. Project: North Campus Residential Expansion (NCRE) 7:20 Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Public Hearing (continued)

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

D. Project: Falls Park Apartments (74 Units) 7:50 (Notes above)
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Project Overview Presentation, Declaration of Lead Agency
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

E. Sketch Plan – Mixed-Use Proposal – Carpenter Business Park 8:10

6 Zoning Appeals 8:30
# 3108, Area Variance, 327 W Seneca Street
# 3109, Area Variance, 210 Park Place (construction of a carport)
# 3110, Area Variance, 121 W Buffalo Street (installing a deck and wheelchair lift)
# 3111, Use Variance, 2 Fountain Place (the proposed B&B in the old Ithaca College President’s Mansion)
# 3112, use Variance, 2 Willets Place

7 Old/New Business 8:40
Special Meeting October 30, 2018: City Sexual Harassment Policy, Special Permits (Some of the BZA’s Special Permits Review duties are set to be transferred to the Planning Board).

8 Reports 9:00
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

9 Adjournment 9:25





119-125 College Avenue (College Townhouses) Construction Update, 9/2018

16 10 2018

A little late in coming, but better than nothing at all.

119-125 College Avenue is developer John Novarr’s attempt to add something to Collegetown that’s not explicitly student housing. The plan is housing for Cornell faculty and staff, ideally visiting faculty who are in need of housing close to the university.

Most developers would probably have played their cards a little more conservatively in Ithaca’s most student-focused and most expensive neighborhood, but Novarr and his partners, doing business as the Novarr-Mackesey Development Company, have assets worth in the few hundreds of millions, so they can afford to be a little adventurous. Among Novarr’s local holdings are 1001 West Seneca Street (the Signworks Building), the Casa Roma Apartments, the Breazzano Center (on a fifty-year lease to Cornell), 312 College Avenue and the crown jewel of his holdings, Collegetown Terrace. he’s entering his mid 70s, but has no intent on slowing down; with the Breazzano wrapped up, work has commenced on 238 Linden Avenue and 119-125 College Avenue.

The first official word of this project was leaked, in a way. It was listed in July 2016 as a potential project to be sponsored for a Restore NY state grant. At the time, only a site outline was available, the plan was estimated to cost about $10 million, and the project was looking at an October 2016 site plan application with a Spring 2018 completion.

It was very early in the timeline; in fact, the sale of the existing three apartment houses hadn’t even closed yet. The three boarding houses dated from the late 19th century. A historical analysis by Bero Architecture stated that the white Queen Anne-style house at 119 College Avenue was built as a boarding house in the early 1890s, the white Italianate-style house at 121 College Avenue was built as a personal residence in the early 1870s, and the stucco-coated house at 125 College Avenue was constructed as a personal residence in the 1870s. The three properties fell under the same ownership in the 1960s, and had been owned by the Hills family for over forty years before their sale to a Novarr-associated LLC in July 2016. According to the deed filed with Tompkins County, the sale price was $4.75 million, far more than their combined tax assessment of $1.655 million.

The project has since its inception met the requirement of the zoning for the site – the three continent properties are CR-4, which allows up to 50% lot coverage, 25% green space, up to 4 floors and 45 feet in height, a choice of pitched or flat roofs, and requires front porches, stoops or recessed entries. This is the lowest-density zone for which no parking is required. The city describes the zoning as “an essential bridge” between higher and lower density, geared towards townhouses, small apartment buildings and apartment houses.

The original plan, first presented in October 2016, consisted of three buildingsthe two buildings at the front of the parcel were designed to emulate rowhouses, and a third building located in the rear of the property would have contained garden apartments. The two rowhouse buildings and rear apartment structure would have been separated by an internal courtyard, and terraced modestly to account for the site’s slope. Counting basement space, the built space would have come in at 49,278 square feet. The 67 units were a combination of studios, one-bedroom and two-bedroom units. The project was called the “College Townhouse” or “College Townhouses”, but strictly speaking, these weren’t townhouses, the buildings only resembled townhouses by having multiple entries and stoops. The design incorporated a modern motif with glass expanses and a few different shades of colored metal and fiber cement panels.

The proposal made it through planning board review with only minor changes – for example, to give a little more visual interest, the squared-off bay windows were replaced with curving glass. The approvals process was fairly straight-forward, with site plan approval granted in January 2017.

This is where things go off the beaten path. The site had already been cleared (Novarr often seeks to clear sites before he has approvals, something that has caused consternation before), and then…it remained quiet. A vacant patch with only a temporary fence and only patchy meadow grass. This was not going to plan.

The issue turned out to be the result of revisions to the New York State Fire Prevention and Building Code. The revisions, passed in November 2016, prevented construction of buildings taller than 30 feet in the presence of above-ground power lines. It just so happens that above-ground power lines pass in front of the site. The code also made the rear garden apartment building illegal because it couldn’t be reached from the street by aerial apparatus. City staff weren’t aware the code changed until after site plan approvals were granted, someone dropped the ball on communicating the changes. The College Townhouses project no longer met code because the code had changed, and so the project team had to seek a variance from the state in November 2017, under the advisement that the power lines on College Avenue were likely to be buried in the next couple of years anyway. The argument win the state over, so it was back to the drawing board.

The revised design, showcased in February 2018, removed the rear building, and reshaped the front buildings to be narrower and deeper, separated by a large courtyard that a fire truck can navigate. Access to the courtyard comes via a mountable curb. If the day comes that the power lines are buried (in 2020 or so), the plan is to turn the courtyard into landscaped green space. The decorative entry shown in the above rendering would be built after the power lines are buried. While the footprint was greatly altered, the plan kept the same design motif as before (the new design added stainless steel and zinc panels on the walls facing the courtyard, not unlike the similarly-designed 238 Linden project), and still includes 67 housing units (90 new residents, assuming one per bedroom). Revised approvals were granted at the end of February.

Just a little clarification edit here: the power lines were one issue, and the rear building was a second issue. Both had the potential to interfere with a fire truck’s ladder or lift, and with the result of changes in the code, not only did the rear building became illegal, the buildings were now also too tall for a block with above-ground power lines, 45 ft vs the 30 ft allowed. So the design team consolidated the three buildings into two structures, separated by a large courtyard that can be entered and exited by a fire truck – the truck can just pass under the lines now to reach the back of the property.

It has taken some time to finally get underway, but it looks like ground was broken around late August. Excavation was well underway by late September, with shoring walls in place (steel H-beams with wood lagging in between) to hold the adjacent soil in place.

Local landscape design firm Trowbridge Wolf Michaels Landscape Architecture guided the apartment project through the review process, but the designer of the buildings is Princeton-based ikon.5 Architects, the same firm that designed Collegetown Terrace. Welliver is the general contractor for the project, which given the 12-14 month timeline of earlier reports, is likely looking at an August 2019 completion.





118 College Avenue Construction Update, 9/2018

10 10 2018

The last of Visum‘s projects from the September photos batch is the 5-unit, 28-bedroom 118 College Avenue in Collegetown. The student-focused apartment building is topped out, fully framed, and sheathed. The mechanical penthouse, which STREAM Collaborative designed to emulate an Italianate cupola, appears to be framed but not closed in. The windows and doors have been fitted, and the balconies are partially complete. Some of the face brick can be seen on the first floor, and like the other Visum projects, the wood rails nailed over the ZIP panels will be used for attachment of the fiber cement siding. The original plans has a small top floor setback on the north face, and the projecting bays at the front (east face) were originally bumped out slightly from the side walls, but both of those features were value engineered out. At a glance, not much has changed on the outside since final approval was granted, a good sign that the project has stayed within budget – bravo to STREAM, Romig Construction and Taitem Engineering for helping Visum bring this project to fruition.

As with other inner Collegetown projects, rent will be fairly steep – $1,200 – $1,300 per bedroom per month. Visum’s property management page, Live More Ithaca, has an August 2019 availability, but I suspect this building will be finished in time for the spring semester, given how far along it is. Maybe there are renters already secured for a shorter lease period – it’s hard to imagine the building would be left newly finished but vacant for that long.





238 Linden Avenue Construction Update, 9/2018

9 10 2018

The foundation walls are being poured at Novarr-Mackesey’s 238 Linden Avenue project. The footers and some of the foundation walls are poured and cured, with steel rebar sticking out of the surface, waiting to be tied into the skeleton of the structure as it starts to be assembled. Other concrete walls are still being formed and poured. It looks like wood with steel bracing, my first thought was all wood but a closer look shows the bracing is thin steel, with the plywood from Pacific Wood Laminates and likely procured through a supplier, and the bracing probably from the same supplier. Forms are typically plywood, sometimes aluminum or steel, and are braced to resist the pressure from the concrete as it is poured to make the foundation walls – basically, to keep the walls in shape while they cure. And once the wall is cured and checked for any issues, workers move the forms to the next section until the walls are complete.

The sloping rear wall is probably not a part of the building foundation. Looking at the footprint of the building, it’s more likely a retaining wall intended to hold back the soil. 238 Linden will have a habitable basement with lower “courts” to let light and air below ground level (offhand, I think the layout is five studio units per floor on the four floors above ground level, and four studio apartments on the basement level, for a total of 24 units). The front retaining wall will have a similar slope as it is built out.





210 Linden Avenue Construction Update, 9/2018

6 10 2018

Tying into the 107 South Albany example from earlier this week, 210 Linden is not a finished building, but still certified for occpancy. My impression is that some units are ready for occupancy, but not all. Tenants of The Lux had emailed in to say that it wouldn’t be open until the Spring, and the Craigslist ads tout Spring 2019 leasing. But there are photos advertising units in the building that show the building is occupied; the front facade’s window arrangement is unique among Visum’s buildings, and can be clearly seen in this living room photo. I’m assuming that from the FedEx delivery slip and the “TOUR GUIDE POWER HOUR” are related to the residents.

That noted, if the interior is largely complete, the exterior still needs fiber cement siding on the north and south walls, painting (the charcoal grey is going on now, with light grey presumed for the panels on the top floor), trim/finish work and seeding/landscaping. TYPAR is being used for the housewrap / weather resistant barrier to keep the sheathing from getting damaged by moisture, and wood rails atop the TYPAR are used to attach both the lap siding and the panel siding. the panels look to be another change on the fly, as the original renderings called for lap siding on the top floor as well. Interestingly, the balcony treatment is largely finished and accurate to renders – wood slats on the lower levels, and steel rails on the fourth floor. Not sure if that’s for visual interest, or to accommodate building codes.





The Lux (232-236 Dryden Road) Construction Update, 9/2018

4 10 2018

Just noting that this project is complete and updated in the Ithaca Project Map accordingly. A lot of folks may not be fans of high-end student housing, but at least the design is attractive (kudos to STREAM Collaborative, they’ve got an open house Friday evening if you want a sneak peak at their latest project designs) and it’s 206 wealthy college kids who won’t be driving the price up on existing housing units elsewhere. Interior shots of the common spaces (gym, study room, rooftop deck lounge) can be found here.

Quick aside, the official street addresses are 112 Summit Avenue for The Lux South, and 114 Summit Avenue for The Lux North.

 

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