News Tidbits 2/11/17: Cooperation Required

11 02 2017

107_s_albany_rev_1

1. It looks like the plans for 107 South Albany Street are getting a major revision. Readers might recall that previously approved plans called for a rear addition onto an existing house to create a 9-unit, 11-bedroom apartment building. The latest plans are a little more substantial.

For one thing, the existing house would be no more under the new plan. In its place looks to be a 3.5 story, 8,427 SF, 11-unit apartment building, all one-bedroom apartments. Developer Stavros Stavropoulos has once again turned to local architect Daniel Hirtler for design work; for each of them, this is the largest project they’ve worked on to date. Hirtler came up with a design that offer contextual features like a cornice and an orthodox window arrangement, but adds a modern vertical stair element in the middle of the structure to keep the design from being an imitation. Zoning is CBD-60, so no parking is required, 100% lot coverage is allowed, and the 40.5′ proposal is comfortably within the 60-foot height limit.  According to the SPR filing, the construction cost will be about $900k and the construction period will be from September 2017 to June 2018.

As much as I dislike seeing attractive old houses come down, the new design fits well into an older urban context. Plus, if the medical practice on State ever gets redeveloped, 3.5 floors offers a nice transition to the lower-density structures further south. I’m not a super big fan of the blank wall next to the recessed entry, although the intent is to make it interesting with light fixtures, a brick pattern and an iron trellis that will be grown over with vines. Fiber cement will be used on the upper floors, with brick veneer and granite accents at street level.

On another note, it looks like the city will be looking at a one-lot subdivision next month at 109 Dearborn Place in the Cornell Heights Historic District – the owners, a married couple who are renovating the old PRI into a historically appropriate two-family residence, are looking to sell some of the land as part of the “partnership dissolution”. The PRI renovation is expected to continue. The application says a house was previously located on the undeveloped portion of the property (a glance at old maps indicate a schoolhouse was located on-site in the 1920s). It’s worth noting that the wife is also the owner of Bridges Cornell Heights, a high-end senior living facility on the next block. Bridges previously subdivided a Cornell Heights lot in 2005 to build a second residence to serve its deep-pocketed clients. Any new house would need to go through ILPC review.

323_taughannock_townhouses_2

2. Meanwhile, the Ithaca Common Council had their monthly Planning and Economic Development Committee meeting. It looks like the revised 323 Taughannock project has been caught up in the TM-PUD, so it will have to get Common Council approval. Apart from a certain councilor’s general objections to housing near or on the waterfront, this one isn’t likely to stir up much controversy. The construction timeline for Steve Flash’s 8-unit , 16,959 SF owner-occupied townhouse project is June 2017 – January 2018, with an estimated value of $2-$3 million. Potentially, there could be 16 units, since each townhouse comes with a live/work space that could be converted to a separate studio apartment unit.

Also included at the meeting was a session on electric car infrastructure, votes to send laws allowing dogs in Stewart Park and a temporary altar to the Common Council, votes to circulate a zoning amendment to allow brewpubs in business zones, and a discussion of tree plantings. The Maguires also discussed possibly shifting their project to Southwest Park behind Wal-Mart, which is covered on the Voice here.

3. The city of Ithaca has been awarded funding to build a replacement bridge for North Aurora Street over Cascadilla Creek. Continuing the city’s heavy infrastructure investments of the past few years (for instance, the bridges as Lake Street, East Clinton Street, and the work planned for Brindley Street/Taughannock Boulevard), the state is giving $1.178 million towards the replacement span. Engineering work and public meetings will take place in 2017 and early 2018, with construction and completion by 2019.

maplewood_v7_3

4. Over in the town of Ithaca, final approval has been granted to Cornell and EdR’s Maplewood project, meaning that everything is good to go and barring any unforseen circumstances, the 441-unit, 872-bed complex should be open for graduate and professional students by the end of July 2018. The difference between preliminary and final approval is that in preliminary, the concept is greenlighted but there needs to be additional filings completed – tree planting schedules, revised labels on diagrams, construction staging plans, and proof of final approval from the city for their portion. For those who are wondering, the 150-200 workers on-site will be parking at a temporary lot behind the Kinney Drugs at East Hill Plaza, and will be walking the five minutes down Mitchell Street to get to the job site. The first building should start to rise in late Spring of this year, with new structures rising in stages as we go through the rest of 2017.

rodeway_revision_1

The town planning board also reviewed revised plans for the Rodeway Inn at 654 Elmira Road, where the old wings will now be torn down and rebuilt on the same footprint and an enclosed corridor will be built into the new wings. The final result will have a net increase of four motel rooms, to 44 (the previous plan added only two motel rooms). The plan for renovating the single-family home on the property into a community center is unaffected by these changes and moving forward as originally planned.

20160918_151026
5. It’s been behind schedule a few months, but DiBella’s Subs is expected to open at 222 Elmira Road on February 16th.

thecomputingctr_2

thecomputingctr_3

6. It seemed a little odd when The Computing Center stated in their IDA application that their plans had already been approved, and there was nothing on file. Turns out they’re hoping to get approval for their 4,600 SF HQ from the town of Lansing next week.

The full suite of documents can be found on the town of Lansing’s website here. It looks like the farmhouse next door to 987 Warren Drive will be spared from the wrecking ball; although The Computing Center bought the property, it’s being subdivided and the barn-turned-garage is the only building that will be torn down. Lansing has one of the more lenient planning boards, so although this probably won’t be fully approved next week, there’s a good chance this project will receive final approval by the end of March.

204260_56b8b8a8c98ee1-47810900_full

7. Over on West Hill, a large vacant parcel on Bundy Road just exchanged hands. The 66.98 acre parcel has been marketed for the past few years as a development opportunity – it has municipal water and sewer, and it’s a stone’s throw from Cayuga Medical Center, Overlook and the Conifer/Cornell developments off of Route 96/Trumansburg Road. Its previous ownership, a family that has owned it in some form since 1964 (moving between members in 1984 and 1991), had it on the market for $359,900.

The buyers, a husband-and-wife pair of medical doctors who live nearby, paid $305,000 for the deed, according to a filing on the 9th. An online search for future hints doesn’t really give much guidance – the doctors have donated modest amounts to Finger Lakes Land Trust and have signed some anti-fracking petitions, and while they own undeveloped properties around them, this parcel isn’t adjacent to their house. It doesn’t really fit the Land Trust’s ideal land donations either, since it’s been substantially subdivided with medium-density residential, and borders a growing corridor. So, it’s hard to gauge just what exactly is planned here. For the record, the land is currently zoned medium density residential (max 3 floors, up to 2.9 lots/acre), but the town’s new comprehensive plan sees the property as new urbanist medium density (5-8 units/acre small-scale mixed-use), with undeveloped open space towards the southwest corner of the parcel.

cornell-project-dsun

8. Let’s finish this week off with a talk about energy. Good news first – there might be a solution to the West Dryden pipeline issue. Background here, but the nutshell is, Lansing has tapped out their natural gas capacity, and in order to accommodate new development that would need natural gas, NYSEG needs to build a higher capacity pipeline from their current facilities in the town of Dryden. This new pipeline would go along West Dryden Road, but has run into fierce opposition, mostly because Dryden residents are famous for being anti-natural gas – this was the town that took on the fracking companies and won. Keep in mind, these folks aren’t just disdainful of natural gas, they are adamantly opposed. So using their property to accommodate something they don’t like is a bit like asking to build an abortion clinic next to an evangelical church because that just happens to be where the land is cheapest, but they would have to share a driveway.

Unsurprisingly, the town of Dryden enacted a moratorium on large-scale pipeline installation. The town of Lansing is not happy because it stymies their development, and they’re extra-concerned that their biggest property taxpayer, the Cayuga Power Plant, is about to go belly up and leave the town with $100 million less on its tax rolls. The county wants to move away from fossil fuels, but it also wants to encourage development and not leave Lansing in the lurch.

This week, a plan was put forth that might accommodate both needs. A small compressor station would be built to keep pipe pressure from falling too low during times of peak demand, so that guarantees service for existing customers. The second prong is to wean existing development off natural gas and encourage new development to use other means – electric heat pumps, like those to be used in Maplewood and City Centre. This encouragement would be given through subsidies or tax breaks. The compressor station and the incentives would be in effect by late 2018.

It looks promising, but the feasibility studies are still ongoing, and Lansing is not totally on board. Both Lansing Village and Lansing Town feel they were not represented during these discussions with NYSEG, and that heat pumps are a major financial burden to saddle homebuilders with. They also wonder if the electrical grid would be capable of supporting so many heat pumps.

Speaking strictly from my experience, I’ve visited construction projects with heat pumps, and while they are a cost increase, it’s a couple percent more than the same structure with conventional heating – there’s a recently-built single-family house I can think of offhand where the cost of heat pumps was about $5,000 more on the $200,000 construction cost. If it’s incentivized, one could make it financially sensible, at least for residential options if not all. Also, I’m wary of Lansing’s reasoning because they piddled away the three town center projects five years ago – if they had stayed on top of it, they’d have $50 million more in property value and this wouldn’t be such a pressing issue now.

That being said, there are problems with this area’s approach to alternative energy. Newfield is the big culprit here – they’re about to put in a moratorium on commercial solar panel installations, which is worrying since this is the same town that redesigned their wind turbine law to ban them in essence. If municipalities are limiting residents’ abilities to turn to alternative energy sources (many urban areas have to turn to commercial arrays or turbines because there’s not enough room/too much demand on-site), then the community will be unsuccessful in weaning the population off of fossil fuels. But Dryden, which is in the process of changing their laws to accommodate large-scale solar arrays, is at the forefront of this issue – those panels could provide the electricity for the heat pumps and help turn the tide on energy sources. It only works if everyone cooperates.

 

 





News Tidbits 1/7/17: Storage and Storefronts

7 01 2017

1. Like a phoenix, it looks like Wings Over Ithaca is coming back. The franchise, whose Ithaca location was shut down after the owner was charged with 26 counts of tax evasion, will be operated under a new ownership consisting of four young Cornell alumni from the New York City area. However, while the ownership is changing, the management team for the eatery will be largely the same. The new incarnation will also be in a new location – Wings, which called East Hill Plaza its home for fifteen years, will now be located in a 1,743 SF retail storefront at 119-121 Dryden Road in Inner Collegetown. The property, owned by Ithaca Renting, previously held a Greek restaurant and then a tobacco shop, but it’s been more often vacant than occupied over the past ten years. A new kitchen is being installed in the retail space to accommodate. Expect an early Spring opening.

distributed_sun

2. This sounds promising, but I’m not comfortable with the precision of the details. According to Cassie Negley over at the Times, Washington D.C.-based Distributed Sun LLC, a rapidly-expanding solar energy company, wants to build two large-scale solar installations in the town of Dryden. One would be on Cornell land south of Route 366 on Turkey Hill Road, the other near the Willow Glen Cemetery on non-Cornell private land. The company is familiar with the area, as they are Cornell’s partner on the large-scale array recently installed near the county airport. The company also has plans for seven arrays on four parcels in Spencer in Tioga County, and they’re working with Cornell on solar installations for the tech school down on NYC’s Roosevelt Island.

The topic of discussion is whether or not a PILOT (Payment In Lieu Of Taxes) could be reached for the installation – solar installations are already exempt from NYS taxes, but school districts and towns can levy their own. Since the Cornell property doesn’t pay taxes, a lump PILOT that covers both could actually pay more than taxing the non-exempt proposal at full value. The construction timeframe at present is April-October 2017; and, here’s the imprecise part, the arrays would create 200-250 local jobs and another 100 jobs nationwide – and, from the town minutes, that doesn’t appear to be a typo. Presumably, most of that is construction, and a few in maintenance. I’d like to see the numbers for permanent local jobs, because along with the renewable energy growth and reduced electricity costs for nearby residents, the permanent jobs would be one of the big economic selling points. Given the Mettler Toledo news a few months ago, new jobs in Dryden would be welcome.

100_13701

3. Time for some sad news – 722 University Avenue is gone. The university demolished the 5,738 SF, 116 year-old house it earlier this week. The property has a storied history as the home to several fraternities and sororities; it’s kind of a shame it wasn’t renovated to provide student housing. The university has no long-term plans to redevelop the lot.

20170101_152251 20170101_152310 20170101_152348 20170101_152359

4. Dryden, the storage capital of Tompkins County. Across the street from the 79,000 SF Storage Squad self-storage facility under construction, 4 Season Storage is busy putting up their own addition. According to a loan filing on the 3rd, 4 Season’s new building is 12,000 SF, and the hard construction costs come in at $481,172. CFCU is the lender. The structure is already framed and is being roofed, the cross trusses already separate the exterior units (not sure if those will be climate-controlled like the interior ones). Storage Squad is further behind, a graded site and a couple of reinforced concrete walls at the moment.

20161119_145216

5. In case you were wondering, here are some of county administrator Joe Mareane’s planning and development goals for 2017 –

– Negotiate the purchase of the Tompkins Trust Building for use by the History Center and Heritage Education Center. Also, develop a “governance”, or operations, plan for how the facility will be managed and maintained; how space will be allocated; how rent will be determined, etc.
– Work with NYS DOT and local agencies (Planning and ITCTC) to secure funding for a Route 13 traffic study.
– Facilitate the development of a realistic business strategy that allows the Airport to continue to
serve the community and be financially self-sufficient.
– With TCAction, put plans in place for a new residential project aimed at providing a meaningful
amount of housing for the chronically homeless.
– Bring alternative plans to re-use the rear portion of the Human Services Annex to the Legislature; implement its recommendation.

There’s a possibility, based on the 2016 notes that follow, that the 24-unit Re-Use project and the housing for the chronically homeless may be two different projects – the Re-Use housing project is described as transitional re-entry housing, while the housing for the chronically homeless is said to be in the property acquisition phase – i.e. still scouting out sites, with the goal of construction within two years. They might be the same, they might not, it’s not 100% clear from the notes. As for the Human Services Annex, there have been talks for additional space for Cayuga Medical Center’s services, or space for courthouse functions, and a decision is expected in Q1 2017.





News Tidbits 10/22/16: Seal of Approval

22 10 2016

201_college_v4_1

1. In yet another twist in the 201 College Avenue saga, the project will be moving forward. The Board of Zoning Appeals sided 3-1 with the city Zoning Director and denied the Planning Board’s consideration that the building be considered illegal due to facade length. According to a report from former Times reporter Josh Brokaw (now operating as an indy journalist),  the board was swayed by arguments of time and ambiguity in the code. Brokaw’s reading makes it sound like there’s still some raw feelings between staff and board. The way to solve the most pressing issue would be to clarify the code based on the facade debate, and have the common council ratify those changes over the next few months. All in all, the Form District code works pretty well, and a number of projects have been presented without big discussions over semantics. But in the case of 201, it’s clear that the CAFD wording and imagery could use further refinement, so that everyone is on the same page. With 201 resolved, now is a good time to do that.

Dunno what the completion date will be offhand (August 2017 would be a breakneck pace, but we’ll see). Neighbor Neil Golder has refiled his lawsuit, but the case isn’t especially strong.

elmira_savings_v2

2. Also getting underway this week is the renovation of the former Pancho Villa restaurant at 602 West State Street into the West End branch of Elmira Savings Bank. This is quite a bit earlier than initially planned – Site Plan Review docs suggested a July-December 2017 construction/renovation. Edger Enterprises of Elmira will be the general contractor for the 6,600 SF, $1 million project, which is expected to be completed in March 2017.

evergreen_dryden_1

3. The Dryden town board has approved 4-1 the concept of the Evergreen Townhouses plan for 1061 Dryden Road just east of Varna. This means that they accept a PUD can be appropriately applied for the site, but the project will need to submit a formal, more detailed development plan before any final approvals will be considered. One of the major changes that is being requested is a 15-foot setback between the property line and the units at the southeast side of the parcel (25-36), so expect those to get a little trim off of the rear side (the dissenting vote, Councilwoman Linda Lavine, was because she preferred a 25-foot setback). If the setback and the other stipulations are accommodated, its chances of approval are pretty good. Developer and local businessman Gary Sloan has 270 days to submit detailed plans for review.

Meanwhile, Tiny Timbers will be up for Dryden Zoning Board of Appeals review in early November. Since an internal road will be used to access some of the home lots, the town board will be viewing the site as an “Open Development Area” (ODA), which by Dryden’s definition is development with no direct road access. The town board will hold their public meeting on the 20th to approve the ODA, the planning board’s acceptance on the 27th. The ZBA is the last or second-to-last step in the approvals process (not sure offhand if the town will need to vote again to give a final approval).

lansing_meadows_old

4. The senior housing next to the BJ’s in Lansing might finally be moving forward this spring. Dan Veaner has the full story here at the Lansing Star. The issue stems from working with the U.S. Army Corps of Engineers to determine what parts of the land can and cannot be developed – delineating the wetlands, basically. Apparently, the wetlands were created by an overflowing culvert back when the mall was built in the 1970s. But regardless of how they were created, the USACE deems they have to be protected, especially since it developed into a rare wetland environment called an “inland salt marsh”. Since then, it’s been back-and-forth on units – I’ve heard as few as 9 and as many as 18. A portion of the wetlands would still need to be relocated. The PDA boundaries were changed slightly by the board at the request of developer Eric Goetzmann earlier this month to accommodate the USACE determination. The tax break Goetzmann received to build BJ’s is contingent on the senior housing getting built, though at this point, one has to wonder just how much this wetlands tangle has cost him. Hope it was worth it.

maplewood_v7_3

5. From the sound of it, the Maplewood Park DEIS public hearing was fairly positive. Many of the neighbors are pleased with the changes, although some are still opposed to the density or have concerns about traffic. In response, it’s worth pointing out that the commute of Maplewood’s residents will almost entirely be bus, bike and foot during normal business/school hours, and its convenience to bus routes and services will also help minimize overall traffic impacts. As for density, well, if you want Cornell to house its students and reduce the burden on the open market, promoting density on the existing Maplewood site may result in a more sustainable, more cost efficient project if planned properly, with less of a neighborhood impact than building several hundred beds on an undeveloped parcel elsewhere (since the Maplewood site has been inhabited in some form since the 1940s, the growth in density would not be as prominent – about 490 beds, vs. 872 beds).

Should readers feel inclined, comments are still being accepted by town planners up until October 31st. The materials and submission email can be found here.

6. It looks like there were a couple big sales in the local real estate market this week. The first one was the Tops Plaza in big box land, just south of Wegmans. National retail developer DDR Corp. sold the property to another large firm, NYC-based DRA Advisors LLC, for $20 million on the 18th. The sale included three addresses – 710-734 South Meadow, 614 South Meadow, and 702 South Meadow – The Tops Plaza, The smaller strip to its south (called Threshold Plaza), and the pad parcels like Chili’s and Elmira Savings Bank. Perhaps the most notable part of this sale is that it’s slightly below the total assessed value of $20,941,000. However, DRA picked up the property as part of a bundle sale of 15 shopping centers in Western and Central New York, so maybe it was a bulk discount, or compensating for weaker properties.

The other big sale was between a long-time local landlord and a newer, rapidly growing one. The Lucente family (as Lucente Homes) sold 108, 116, 202 and 218 Sapsucker Woods Road to Viridius LLC for $1.276 million on the 18th. According to county records, each is a 4-unit building built in the 1970s and worth about $275k – meaning, Viridius just acquired 16 units for a little above the $1.1 million assessed. Viridius’s M.O. is to buy existing properties, do energy audits to determine what needs to be done where to maximize energy efficiency, disconnect them from fossil fuel heating and energy sources, install pellet stoves, heat pumps and the like, renovate/modernize the properties, and connect the more efficient house to a solar grid or other renewable energy sources. If Sustainable Tompkins were a developer, they’d look like Viridius.


7. This last one isn’t so much a big sale, but worth noting for future reference – 126 College Avenue sold for $510,000 on the 19th. The buyer was an LLC at an address owned by Visum Development’s Todd Fox.

126 College is a 2-story, 6-bedroom house that might have been attractive long ago, but someone’s beaten it with an ugly stick and paved much of the front lawn (growing up near Syracuse, we called paved front lawns “Italian lawns”, with my uncle one of the many offenders). The purchase price is a little below the asking price of $529k, but more than double the assessment. Zoning at the property is CR-4 – 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 required 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.

Granted, not everything Visum/MLR does is new, some of their work focuses on renovation. But given the location, and given that frequent design collaborator STREAM had “conceptual” CR-4 designs on display during the design crawl earlier this month, it’s not a big stretch of the imagination.

city_centre_v3_2

8. Interesting agenda for the city planning board next week, if nothing new. Here’s the schedule:

AGENDA ITEM                 APPROX. START-TIME

1. Agenda Review                6:00
2. Privilege of the Floor         6:01

3. Subdivision Review
A. Project:  Minor Subdivision           6:15
Location: 404 Wood St.
Actions: Consideration of Final Subdivision Approval
A minor subdivision to split a double-lot in Ithaca’s South Side neighborhood into two lots, one with the existing house and one that would be used for a new house or small apartment building. A variance for an existing rear year deficiency of the house would need to be approved (the rear deficiency wouldn’t be affected by the new lot which is on the east side, but it’s a legal technicality).
B. Project:  Minor Subdivision             6:25
Location: 123 & 125 Eddy St.
Actions:  Consideration of Final Subdivision Approval
Collegetown landlord Nick Lambrou is planning subdivision of a double lot to build a new 2-unit, 6-bedroom house designed to be compatible with the East Hill Historic District. CEQR has been given neg dec (meaning, all’s mitigated and good to proceed), and zoning variances for deficient off-street parking have been granted.
C. Project:  Minor Subdivision                6:35
Location: 1001 N. Aurora St. (Tax Parcel # 12.-6-13)
Actions:  Consideration of Final Subdivision Approval
One of those small infill builds, this proposal in Fall Creek takes down an existing single-family home for two two-family homes on a subdivided lot. The design has been tweaked, with more windows, a belly band, more varied exterior materials, and additional gables to provide visual interest.

4. Site Plan Review

A. Project:  City Centre — Mixed Use Project (Housing & Retail)           6:45
Location: 301 E. State/M.L.K., Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Actions:  Declaration of Lead Agency  │ Review of Full Environmental Assessment Form (FEAF), Part 2

The 8-story mixed-use proposal for the Trebloc site. Comes with one letter of support, and a letter of opposition from Historic Ithaca, who have previously stated they will oppose anything greater than four floors on State Street, and six floors overall.
B. Project:  Amici House & Childcare Center            7:15
Location: 661-701 Spencer Rd.
Applicant: Tom Schickel for Tompkins Community Action (“TCAction”)
Actions: No Action — Review of Full Environmental Assessment Form (FEAF), Parts 2 & 3
C. Project:  Four Duplexes                               7:30
Location: 607 S. Aurora St.
Applicant: Charles O’Connor
Actions:  Declaration of Lead Agency  │ PUBLIC HEARING  │ Review of FEAF, Part 2
MLR’s four-building, 8-unit plan for South Hill. Comes with a letter of neighbor support saying the scale is appropriate.
D. 371 Elmira Rd. (Holiday Inn Express) — Approval of Project Changes      7:45
The debate over the Spencer Road staircase and rip-rap continues.
E. 312-314 Spencer Rd. — Satisfaction of Conditions: Building Materials   7:55
F. 119, 121, & 125 College Ave. (College Townhouse Project) — Update        8:05
Novarr’s 67-unit townhouse project geared towards Cornell faculty. No decisions planned, just an update on the project. Keeps your fingers crossed for some renders.
G. Maplewood Redevelopment Project — Planning Board Comments on Draft Generic Environmental Impact Statement (DGEIS)     8:20
The city’s deferred judgement to the town, but the board can still have their say. The comments will be recorded and addressed as part of the EIS review process.
5. Zoning Appeals                          8:35
• #3047, Area Variance, 123 Heights Court




News Tidbits 6/4/16: A Stormy Summer Start

4 06 2016

201_college_v3_1
1. We’ll start this week off with a follow-up on the 201 College Avenue debate. All discussions of planning philosophy noted, one solid request, as reported by Josh Brokaw at the Ithaca Times, was to try and reduce the bulk from the College Avenue side, if not necessarily the building footprint. The above drawing was submitted by STREAM Collaborative’s Rob Morache earlier this week, with a cover letter describing the changes here. The modification reduces the building by 2 bedrooms, to 74, which to go by Todd Fox’s comment in the Times article, puts the project at the borderline of financial feasibility. The middle still pops out a little because that’s where the fire stairs are located. Some minor details were changed with the accent panels, and recessing the windows slightly on the south and west facades. For the record, the panels are Nichiha and Allura fiber cement, with painted metalwork and fiberglass window sashes.

Although now outdated, a shadow study for the previous design has since been uploaded by the city. There are two versions, with and without neighboring building shadows, here and here respectively.

Expect further detail refinements; the building is set to go in front of the Design Review Committee Tuesday morning.

20160414_120418

2. WSKG did a segment earlier this week on micro-apartments, with an interview with Frost Travis and the Carey Building project wrapping up on East State Street. A few details worth noting from the segment – 5 of the 20 rental units (which range from $1,225/month for the microunits to $2,699/month for a high-end penthouse 2-bedroom) are already spoken for and the building’s not even finished yet. For some reason, Monica Sandreczki says there will be about 35 residents at full occupancy, which is a big stretch since there are 16 micro-units and 4 two-bedroom units – going one person per micro-unit and bedroom, a better estimate would be 24.

The news piece also notes that the 201 College project contains micro-apartments – which is true, given that the building is 44 units and 74 bedrooms, and at least the early plans had a number of split-level 410-670 SF studio units.

401_lake

3. And 401 Lake Street will bite the dust. The Common Council voted 8-1 last Wednesday night to have structure demolished and the tax-foreclosed properties be designated as parkland. Cynthia Brock (D-1st) voted against the measure and preferred a sale for tax reasons, and her ward counterpart George McGonigal (D-1st) argued that the city was destroying historic working-class housing, though he ultimately supported the measure. Brock did take a whack at new affordable housing in the city, commenting that INHS is getting $75,000 for each townhouse, and Habitat for Humanity getting $75,000 for a duplex even with its volunteer labor, when there was a potential, cost-efficient opportunity for affordable housing designation with this unit. Josephine Martell (D-5th) seemed to be the strongest proponent for demo, stating that the unique potential to enhance the Ithaca Falls Natural Area should be taken every opportunity of. The city bought the tax-foreclosed property from the county; the background on that is on the Voice here.

The funds for the demolition, estimated at $25,000, will come from the sale of IURA land to the Hilton Canopy project. That measure was approved 6-3, with Brock, McGonigal and Graham Kerslick (D-4th) opposed. With work on the Lake Street Bridge currently underway, demolition is not expected for at least a few months.

There was a thought exercise regarding the selling the falls’ parking lot to INHS for development of 3-9 units of affordable housing; it’s an interesting idea, since 401 and the adjacent are right next to the Falls, but the 0.55 acres of city property adjacent to the Lake and Lincoln Streets intersection is still over 200 feet away at its closest point.

4. The rare bit of news out of Enfield. A $612,000 building loan was issued by the Bank of Greene County to provide funds for renovating and expanding the volunteer fire station at 172 Enfield Main Road.

Give that Enfield issues no more than a handful of new construction permits each year, it’s about the only other thing going on apart from the Black Oak Wind Farm debate. One would think that arguments like “the wind does not blow as much as it used to” would be easily shot down and things would move forward, but instead it’s Marguerite Wells, the project manager for BOWF, getting raked over the coals. I don’t have a dog in this fight, but I do feel bad for her.

5. In case anyone was wondering – county planner Megan McDonald says the Denter housing study will be publicly available by late July.

arpt_pk_1

6. Here’s something intriguing from the county’s Facilities and Infrastructure Committee agenda – a proposal to “Prepare airport land for future development“, seeking $500,000. None of the money comes from the county; it appears to be dependent on grants, or an interested developer. Which, given the fact that this shows up in budget docs going back to 2014, doesn’t exactly seem to be generating many queries.

The parcels are described as the “Cherry Road and Agway parcels”, which must be owned by the county since they want to lease out the land – but checking the deed records of parcels adjacent to the airport, there’s no record of an Agway in any of the deed histories. The parcels may be related to the properties in the airport business park feasibility study, shown above and awarded to the team of Clark Patterson Lee and Camoin Associates this past winter.

7. It’s unusual to see Cornell buying property these days, but this Friday, the university purchased the house at 1250 Trumansburg Road on Ithaca’s West Hill for $157,000. The house is a 19th century fixer-upper on 1.21 acres – Cornell owns the land surrounding it, some of which is being subdivided off to build the Cayuga Meadows affordable senior housing project. The house is assessed at $215,000, but the real estate listing notes it needs some work, and it’s been off and on the market for five years.

Several years ago, Cornell expressed intent to develop the 35 acres it owns into a mixed-use complex with a hotel institute, housing, offices and medical services, but the only part of the plan that ever really moved forward was Conifer’s project. I haven’t seen the plans in years, but I remember the early plans (there were a couple versions) were very sprawly; six, eight years ago, walkability was not as valued as it is now.

By buying the house, Cornell reduces its need to work around a neighbor and can incorporate the property into potential plans. This purchase would seem to suggest that Cornell still has strong interest in developing the rest of the West Hill property at some point. In the meanwhile, Cornell might rent it out while the school figures out what it wants to do with the acreage.

20160522_151346 20160522_151417

8. House of the week. From the outside, 228 West Spencer Street is almost done, and the interior is fairly far along as well, with finishing work underway. Architect Noah Demarest says the house will be put up for sale in a few weeks, if everything goes as planned.





The Chain Works District DGEIS, Part One: Introduction

20 04 2016

chain_works_rev3_3

Chain Works is, without a doubt, the single largest project currently being considered in the Ithaca area. It’s a very large project in terms of square footage, in terms of cost, in terms of length of build-out. Being such a large and important, it needs to be examined carefully – it could help propel Ithaca’s economy and ambitions to a higher quality of life, or it could serve as 95 acres of dead weight.

Between March 29th and May 10th, the city is receiving public comments on the Draft Generic Environmental Impact Statement, the DGEIS. The city’s website appears to be outdated, but the Chain Works District website is up to date – any comments readers might have, any questions or concerns, are submitted to the City of Ithaca Planning Board as lead agency for environmental review. UnChained Properties LLC, the developer, offers a blank form here, or if one prefers, comments can be sent directly to Ithaca senior planner Lisa Nicholas at lnicholas@cityofithaca.org.

What a DGEIS does is evaluate the potential impacts of growth on local resources and facilities, such as traffic, water supply systems, utilities infrastructure, social and aesthetic impacts. The DGEIS, which will need to be finalized, is part of New York State’s Enviromental Quality Review (SEQR, pronounced “seeker”) and a necessary precursor to any planned/contemplated construction and development of the site.

So, the DGEIS main body is 422 pages, with about 3 GB’s worth of appendices. Although 45 days is allotted for public comment, not a whole lot of people want to read through 422 pages, but the table of contents allows people to jump around if there’s one or two thing they’re more keen to read about. A link to the DGEIS is offered by project partner Fagan Engineers here, but you might need to submit an email and name before being able to see it.

chain-works-map

So, basic details, per the “Description of Action”:

Chain Works District Project is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space within the existing 95-acre Site which traverses the City and Town of Ithaca’s municipal boundary . Completion of the Project is estimated to be over a seven-to-ten year period. The first phase, referred to henceforth as Phase I, will consist of redeveloping four buildings generally located at the northernmost and southernmost ends of the complex of existing buildings. These first four buildings are approximately 331,450 square-feet (SF), and will house office, a mix of office and residential, and industrial uses. Subsequent phases of development will be determined as the Project proceeds and will include new structures to complete a full build-out of 1,706,150 SF.

So, just based off that, anything that gets developed, is as the market and NYS Dept. of Environmental Conservation (DEC) allows. If the market isn’t amenable or the cleanup plan isn’t approved, don’t expect the plans to move forward all that fast, if at all. If the market is good and the DEC signs off on plans, expect the build-out to be on the shorter end of the 7-to-10 year time-scale.

chainworks-before-771x441

chainworks-after-771x441

Related infrastructure work for the Project will include: (1) removing select buildings to create courtyards and a network of open spaces and roads; (2) creating pedestrian, bicycle, and vehicular connections through the Site from South Hill to Downtown Ithaca; (3) improving the existing roads within the Site while creating new access points into the Site; (4) mitigating existing environmental impacts from historic uses; (5) fostering the development of a link, the Gateway Trail, to the Black Diamond Trail network; and (6) installing stormwater management facilities, lighting, utilities, and plantings.

No big surprises – some buildings in the interconnected complex will come down, shared road concepts will dominate the internal transportation system of the neighborhood, the site will be more fully integrated into South Hill and trails, and usual site details like stormwater plans and landscaping are going to be incorporated into the project.

Given its complexity, the project team is pretty broad – eleven organizations, from the Ithaca, Elmira, Corning and Rochester areas. Local firms include STREAM Collaborative, which helped draw up the design standards and rezoning, Randall + West for more rezoning work, and Brous Consulting, which is handling public outreach. UnChained Properties is headed by David Lubin of Horseheads (suburban Elmira). From what I’ve been told, project development to-date has cost somewhere around $2 million dollars.

Likewise on the approvals – the project will need something like fifteen approvals from a dozen different government groups and agencies.

chain_works_history

Let me share an introduction and summary comparable but maybe more approachable than theirs – a background primer on why this is happening can be found on the Voice in my introduction article here, and Mike Smith’s summary article here.

Much of Chain Works reuses what was once the Morse Chain / Emerson Power Transmission (EPT) factory, which employed thousands from the 1900s, up until the last workers were let go and the facility shut its doors in 2011. During the mid 20th century, industrial processes used chemicals and compounds that are known to be toxic – Trichloroethylene (TCE) being the best known, but also heavy metals and oils. These not only affect the site and its building, they’re also in the soil and groundwater of South Hill.

chain_works_contamination

The site is classified as Class 2 Superfund site, which the DEC describes as “a significant threat to public health and/or the environment and requiring action”. While EPT is responsible for clean-up, they’re only responsible for the bare minimum (the industrial standard, what can be safely exposed to for 8 hours) unless otherwise specified by a proposed reuse, in which case they have to clean to a higher standard like residential use.

So that leaves us at present – a vacant 95.93 acre, 800,000 SF industrial site split between municipalities and with varied terrain and conditions. One of the most basic goals of CWD is to get the city and town to rezone the land to allow a mix of uses – PUD/PDZ, which give flexibility in site development based off of standards the developer, the city/town, and in this case NYSDEC mutually agree to.

 

chain_works_form_districts_1

So, in the PUD/PDZ, one of the broad takeaways is that each of the four form code has its own design standards – height, width, window-spacing, setbacks and most physical details, even signage. Unlike typical zoning, it’s the appearance that is more thoroughly managed, not the use. Those can be found in detail here. The design standards utilize what’s called LEED ND (Neighborhood Development), design standards created for large-scale green, well-integrated and sustainable development. A gated community it ain’t.

The goal of these design standards is to mitigate some of the adverse impact the new and renovated buildings will have on the community – promoting alternate transit reduces traffic, limiting floors and floor heights reduces visual impacts, and so on.

Build-out falls under four general form zones: (1) CW1- Natural Sub-Area, 23.9 acres of old woodland to be limited to passive recreation. (2) CW2- Neighborhood General Sub-Area, 21.2 acres of townhouses, stacked flats and similar moderately-dense development, mostly in Ithaca town; (3) CW3- Neighborhood Center Sub-Area, 39.7 acres of mixed-use, in a combination of renovated and new buildings towards the northern end of the property in the city, and (4) CW4, Industrial Sub-Area, a 10.3 acre zone for industrial uses in existing buildings at the Emerson site. The site borders Route 96B, single-family and multi-family homes, natural areas and steep terrain.

About 0.91 acres will be subdivided off and maintained by Emerson for active groundwater treatment. The other 95.02 acres would be sold to UnChained Properties.

chain_works_form_districts_2

The re-development is fairly multifaceted. Some buildings will be renovated, a few will come down, a couple will receive additions, an quite a few others, like those in the all-residential CW2 zone, will be brand-new. Specifically in Phase One, four buildings – 21, 24, 33 and 34, will be renovated.

In Part Two, we’ll take a closer look at the neighborhood design standards and detailed plans for Phase One.

 

 

 





News Tidbits 4/9/16: A Slippery Situation

9 04 2016

maplewood_site_plan_concept

maplewood_site_plan_concept_v2

1. The town of Ithaca had their first substantive meeting about Cornell’s Maplewood Park Redevelopment, and later this month, the city of Ithaca will have their take on the 4.5% that sits within their boundaries (picture a line up Vine Street – that’s the city line). According to documents filed with the city, approvals from them will only be needed for one building. Application/SPR here, cover memo from Whitham Planning and Design here, Part I of the Full Environmental Assessment Form here, and narrative/drawings here.

From the SPR, the schedule as already been shifted slightly to an August 2018 completion rather than July – they also threw out a $3.67 million construction cost that doesn’t make much sense offhand. Edit: It looks like it’s just a basic estimate of 4.5% of the total project cost of $80 million.

The biggest change so far is a revision of the site plan. In response to community meetings, Cornell shifted smaller 2-3 story stacked flats and townhouses closer to the Belle Sherman Cottages, pulled back a couple of the larger apartment buildings, and added a new large apartment building to the southeast flank. Cornell has its goal of housing at least 850 in the redevelopment, so all design decisions revolve around accommodating those students with their families, while coming up with a design the community can live with.

The city will vote at its April meeting to defer Lead Agency to the Town of Ithaca, which will leave them with the ability to provide input, but the town board will be the ones voting on it.

2. It’s not often that a project gets undone by a single public commenter at a meeting. But the Journal’s Nick Reynolds got to experience such a momentous occasion at the town of Ithaca’s planning board meeting. He documents it on his Twitter account.

Someone that I didn’t cover because it wasn’t especially news-worthy is Cornell’s plan to replace the Peterson Parking Lot at the intersection of Tower and Judd Falls Roads with a cutting-edge 100% porous paved lot and a Cornell-created soil designed to promote rapid growth of trees in high traffic areas (a new island would be built in the middle of the lot). Basically, an eco-friendly, less-invasive parking lot, if there ever could be a thing.

Then Bruce Brittain, the Forest Home community historian, completely undid the plan with a contour map. Generations ago, the property was filled with debris and garbage, even old construction trucks. And while there may be a parking lot on it now, a porous lot, which would be heavier when watered, is liable to collapse right onto the Plantations below. Meaning, no porous lot, no green showcase. Back to the drawing board Cornell.

201_college_1

201_college_v2_1

3. Here’s a little more information on the 5-story, 44-unit/76-bedroom apartment proposal for 201 College Avenue. SPR Application here, FEAF here, project narrative here, BZA worksheet here, drawings here , letter of discontent from Neil Golder here. Looking at the drawings, there have been some slight revisions, mostly with the College Avenue entrance and the materials and fenestration at street level. The SPR gives us a $6 million construction cost, and a proposed construction time frame of July 2016 – August 2017. Units will be a mix of 1 to 4 bedrooms (24 1-BD, 12 2-BD, 4 3-BD, 4 4-BD). While the project falls into the Collegetown Form District, an area variance will be required for a front yard setback from College Avenue, which the board feels will help the street be more like a boulevard.

The city planning board is expected to Declare itself Lead Agency for environmental review at the April meeting. Developer Todd Fox hopes to have approval by the end of the June meeting. STREAM Collaborative is the project architect.

902_dryden_final

4. This week’s eye candy comes courtesy of Noah Demarest and Todd Fox (yes, they seem to be getting a lot of mentions this week). It had occurred to me that while an image of the revised 902 Dryden townhouses had been presented at the meeting where it was approved, the town never uploaded the copy. Noah and Todd were kind enough to send me a copy of the image presented at the meeting, and gave their permission to share it here. 8 new units, 26 new bedrooms. The duplex building in the middle already exists, but two new units will be built opposite a shared wall. Two three-unit clusters will be built on the east side of the parcel.

Cayuga-Meadows-Shot

5. It’s official as of March 28th. Construction permits have been issued for Conifer LLC’s 68-unit Cayuga Meadows project on West Hill in the town of Ithaca. Expect the first construction update, and a synopsis, when the first construction update comes around, which won’t be until mid-to-late May since West Hill projects get visits during odd-numbered months.

6. Just a couple minor city subdivisions to pass along. One, an application in outer Collegetown at 513-15 Dryden Road to separate the land into two parcels (513 and 515). The lot owner will then build himself a new house on the vacant lot. CR-1 Collegetown Form District, and it looks like no variances will be needed.

The other subdivision is on the city’s portion of West Hill. The property is a vacant lot that borders Westwood Knoll, Taylor Place and Campbell Avenue. The property owners, who live next door on Westwood, want to divide the vacant lot into two vacant lots to sell for single-family home construction. Once again, it looks like no zoning variances will be needed, just regulatory PB approval.

With the consolidation and realignment of 312-314 Spencer Road mentioned last week, this makes three subdivisions scheduled this month. That’s pretty unusual, as the city typically sees only one every 2 or 3 months on average.

7. Looks like someone made a tidy profit. Local landlord Ed Cope picked up 310 and 312 E. Buffalo Street for $885,000 on the 6th. 310 E. Buffalo is a 6-unit apartment building, 312 is a parking lot. The previous owner, a Philadelphia-based company, picked up the properties for $800,000 back in October 2014. So, $85,000 (+10.6%) for 18 months of ownership. The properties are part of the East Hill Historic District, where the Philly-based firm recently had a hell of an experience because the owners before them replaced the windows without notifying the city, and that was a big no-no as far as historic districts and the ILPC are concerned. They mandated the windows all be replaced with more historically-appropriate fittings. Hopefully that came up during the sales negotiations.

For what it’s worth, the parking lot is zoned R-3a – a 4 story building with 35% lot coverage. Since it’s in a historic district, a hypothetical proposal would likely look a lot like its neighbors.

11-24-2012 171

8. And another big sale this week, on Friday – the house at 210 Thurston sold for $2.5 million to the Alpha Chi Omega sorority. The house had been on the market since last November for $2.75 million. This actually sold relatively quick, given its large size and fairly unique nature. The seller purchased the property for $677,500 in December 2011, and renovated the property for use by the Cornell wrestling team.

Alpha Chi Omega has occupied the house at 509 Wyckoff Road for a number of years, but did not own the property – the owner, who picked up the property in 1971, is a business partner of Kimball Real Estate.

 





A Construction Tour of a Net-Zero Energy House

6 04 2016

A couple of weeks ago, Noah Demarest was kind enough to give a tour of the new net-zero energy single-family house underway at 228 West Spencer Street in the South Hill neighborhood.

Most readers of the blog will be familiar with Noah Demarest’s name – he’s the head architect of STREAM Collaborative, which has been involved in projects like 902 Dryden Road, 201 College Avenue, State Street Triangle and the Franklin proposal for condos at the Old Library site.

228_w_spencer_1

Noah’s a little more involved in this project than most – he’s in charge of the build-out, and the cost of construction is coming out of his own pocket. Local landlord Ed Cope is a silent partner in the project, having purchased the land from the previous owner for $15,000 last February. The sale came with a different set of house plans, and the unique topography and constraints of the site made it such that the BZA had to approve virtually any new construction proposed on the parcel – Noah drew up plans for a different design, and those were later accepted by the board.

20160319_130922

You can see how that unique site topography plays in here. The framing, sheathing (ZIP system), roofing and panelling of the house was done by local company Ironwood Builders. With much of the exterior work completed, activity has shifted largely to the interior spaces, which Noah is doing with his own construction team.

20160319_130936

My initial impression was that they were going for an exposed wood trim look similar to the framework of Tudor-style houses, but Noah says the trim will be painted the same color as the fiber cement siding. The shingles are a nice, Craftsman-style touch.

20160319_131043 20160319_131055

First photo is looking down, second is looking up. The house, just under 1,000 SF, has living space on three levels – the kitchen and living room will be on the second floor, and a bedroom and bathroom are on the first and third floors. This will be put up on the market for sale once it is ready – not a rental. Noah envisions this being the type of house that would be great for a young couple or even a deep-pocketed grad student.

By the way, just mentioning for the sake of acknowledgement – I’m not a fan of ladders.

20160319_131113 20160319_133609

As work moves closer to completion, a porch pergola will be built here.

20160319_133613 20160319_133748

This will be a net-zero energy house, meaning zero net energy consumption – what gets taken from the grid also gets returned to the grid. In the case of this home, an off-site set of solar panels will offset the energy that is taken from the grid. The house will also achieve a very high degree of energy efficiency. One of the ways that’s being accomplished here is the use of an air source heat pump, which transfers heat from outside to inside a building (and vice versa) via a refrigeration compressor and condenser. The system can absorb heat from the outside air and transport it into the home, and can work in reverse during the summer, absorbing heat from inside the home and transporting it outside.

According to Noah, the system tends to be somewhat less efficient in extremely cold weather (-10 F or so; at that point it becomes difficult to extract usable heat energy), but is otherwise very capable for providing heating and cooling needs. Appliances will be all-electric, no gas.

20160319_133939

The house is also very heavily insulated – 2.5 inches of foam, with the fiber cement siding on top of that.

20160319_134029 20160319_134056
These last couple shots are from the bottom level – bathroom plumbing is in the process of being installed in the basement bathroom unit. The plan is to have the house ready for sale later this year.

One of the things that I personally am looking forward to is that Noah plans on making the costs of construction available to the city, as an example of what construction costs tend to look like for infill on an inner-city parcel. Having more examples to rely on, and a clear description of cost per square foot, gives the city more information to help guide its approach to planning and development. Noah noted during the tour was that the zero net-energy aspect is a relatively minor component in the expenses of the project.