News Tidbits 3/30/19

31 03 2019

original renders

revised renders

1. Let’s start off with an update from the city of Ithaca Planning Board. As reported by the Times’ Edwin Viera, The board was not happy about the proposed changes to the GreenStar project, which were summarized in a previous blog post here. The revised site layout and materials were approved, but the board was unhappy about the loss of windows on the northeast faced and asked for an alternative if windows were no longer feasible, either graphic art or a GreenStar insignia to provide visual interest. The project will be back before the board next month.

Apparently, it was the month to express discontent, as issues were also raised with the City Centre signage and design components of the Vecino Arthaus project, which did away with the grime graphics and went with a marginally better blocky red facade, but I will henceforth call “architectural chicken pox”. Some concerns were also raised with ADA compliance, and the board asked for windows in the stairwells to encourage their use. The environmental review was okayed, and the project will be heading for preliminary approval next month.

The planning board granted preliminary approval to Cornell’s North Campus Residential Expansion, but the project also needs approvals from the town of Ithaca (to be discussed next Tuesday) and the village of Cayuga Heights. The goal is to start construction on the 2,000+ bed project by this summer. The Chainworks District’s final generic environmental impact statement (FGEIS) was also accepted on a unanimous vote – it’s not approval of the 1.71 million SF mixed-use project, but it’s a big step in that direction. The summarized 127-page report is here, and the city report establishing its findings and review of proposed mitigations is here.

This didn’t come up much before, and that’s probably a good thing because it was rather drab, but 402 South Cayuga Street was revised with a larger window on the three bedroom unit (at far left) and some more vibrant colors. However, to stay within budget (something that defeated INHS once before and Habitat for Humanity as well), the project asked to stick with vinyl, to which the board okayed. Expect this 4-unit for-sale low-to-moderate income townhouse project to begin construction later this year, with completion before the year is out.

2. It was a bit surprising to see how far ahead Cardamone Homes has their Woodland Park project planned out. Quick refresher, this is a 65ish unit residential development off of Warren Road in the town of Lansing; the original plan from the early part of the decade was for about 80 units, but it was reduced after initial approvals. The “-ish” part comes from the 25 single-family home lots, since at least one buyer chose to merge with its neighbor. The other part of the development consists of 40 townhomes, and as ecerything Cardamone does, these are high-end “McMansion” style products. A 2,800-4,000 SF Frank Betz-styled home typically goes in the $550k-750k range with a few customized models even higher than that. The 2,500 SF townhouses are priced in the low to mid 400s. This is arguably the only gated community in Tompkins County.

The project began construction around 2014, and it looks like they’re expecting construction to continue through 2026. It looks like 2019 will see four new townhomes (including the two above, 6 and 8 Woodland Way in a photo from last month), and two or three single-family homes along Oakwood Drive. IT’s a bit of a guessing game on the homes because they use “to be developed” (most), “to be built” (2) and “to be constructed” (1). The site also shows three for sale, but it’s dated, as one of those was sold in January. McMansions may not be fashionable as they were fifteen years ago, Woodland Park still sells at a steady enough clip to keep the project moving along. The long story short for Woodland Park is that construction will be continuing at its slow but steady pace for quite some time yet.

3. Just a little something here from the Town of Ithaca Planning Board – the town of Ithaca is looking to build a modest expansion to its Public Works facility. The Public Works department at 106 Seven Mile Drive handles snow removal, paving, yard waste collection, vegetation control, storm water management, and parks/trails/water/sanitary sewer/road maintenance services. The department has been growing in recent years and needs additional space. A feasibility study was commissioned last June, and a plan is now moving forward.

Overall, it’s not a large addition to the 19,400 SF building; 1,425 SF of office space, six parking spaces and minor landscaping and grading. The project is a small institutional addition, and per state guidelines, it will likely not be going through an in-depth environmental review. The addition is a bit unusual in that it’s essentially a bumpout of the existing space, one that creates a completely new face for the public entrance and offices. Expect an unassuming one-story addition with aluminum windows and metal exterior panels. The addition will be designed by HOLT Architects with several engineering and landscaping partners (the usual retinue of T. G. Miller (Civil Engineering), Elwyn Palmer (Structural Engineering), TWMLA Landscape Architects, and a mechanical/electrical engineering firm, Sack Associates). It’s the same group of firms that did the study last year.

4. Quick note to point out that 327 West Seneca Street is nor long for this world, if the plastic and plywood are any indication. They’re indicative of asbestos removal prior to demolition – seal a build up, take the asbestos out, take the building down. Visum Development Group is planning a 12-unit “workforce housing” moderate-income apartment building on the site.

Speaking of Visum, Ithaca’s prolific developer has been scouting new markets for a while, and landed in Boise, Idaho for their next project, “The Vanguard”, an eight-story, 75-unit apartment building in Boise’s downtown. According to local reports, most development projects finish municipal review in two months, something that is flat out impossible for a project of substantial size in Tompkins County. Interestingly, it comes with no parking, and instead hosts bike racks for 75 bikes. Don’t take this to mean that Visum’s no longer interested in Ithaca, however; there have at several projects in the works, including condominiums in Ithaca town, 201-207 North Aurora, 815 South Aurora, 413-15 West Seneca and the State/Corn Street trio.

//www.instagram.com/embed.js

5. Dunno if Instagram embeds are going to work here, but click STREAM Collaborative’s post just above if it doesn’t show up. The modular pieces for 323 Taughannock have begun arriving on site and are being assembled. The units were built by Benson Wood Products and are being put together but a local firm, D Squared (the Dakes) of Lansing.





238 Linden Avenue Construction Update, 3/2019

22 03 2019

Like 119-125 College Avenue, 238 Linden is being designed by ikon.5 Architects, With similar aesthetics and structural design (and more than a passing similarity to the 2,000 bed Cornell North Campus dormitory expansion, which has the same development team) looking at this project is essentially like looking at the next steps for its larger sibling a couple blocks away. However, while 119-125 College Avenue uses Welliver as its general contractor, Hayner Hoyt is in charge of buildout for the 238 Linden site, with several subcontractors on site (for example, the roofing is being done by Hale Contracting of Horseheads). Like its sister building, this project has no online presence apart from what was documented by the city or reported by the Voice and Times.

Interestingly, the window frames protrude from the wall rather then sitting flush with the set opening. The waterproof barrier is on over the gypsum panels, and the metal rails for the fiber cement and zinc panels are in the process of being installed on the north and west faces.

It was clear at first glance that the footprint of the building is markedly different, and the fenestration is nothing like the approved renders at the bottom of the post – there are fewer windows overall, and honestly I’m not sure if the building footprint was reduced in size. It was supposed to be 24 studio units, but I wouldn’t be surprised if it were only eighteen now. There was no public reviews for these changes, and these are by no means minor tweaks. The line between a large new construction project redesign requiring board re-approval, and a redesign only needing staff approval is rather murky.

A history and overall description of the 238 Linden Avenue project can be found here.





News Tidbits 3/11/19

12 03 2019

1. The city of Ithaca and The Vecino group have come to a tentative agreement. The two have been negotiating since entering into a 90-day Exclusive Negotiating Agreement at the end of last year. While Vecino is still looking at the financial models for the conference center space, it appears that the city is ready to move forward with a formal agreement to be voted on by the Ithaca Urban Renewal Agency (IURA) and the Common Council, and then to have the building plans reviewed by the Planning Board, and then the sale of the property to be brokered by the IURA and agreed to by the Common Council. If approval is granted in good order and state funding is obtained (Vecino is pursuing 4% low income housing tax credits, vs. the more competitive 9% variety), then construction could start on the $95 million mixed-use project by late 2020.

2. GreenStar will be asking the IURA for a $400,000 loan to assist in the construction of their new flagship location at 770 Cascadilla Avenue. It does not seem to be related to their construction woes, as the initial paperwork was filed in January, but it makes for rather awkward timing. The loan is likely to be approved without significant reservation thanks to GreenStar’s reputation and the promise of dozens of living wage jobs, though the IURA is unhappy with what is described as “weak collateral”, and it has some concerns with GreenStar’s ability to fundraise.

Important note – the paperwork mentions one of GreenStar’s funding sources will be the buyer of the current Space A Greenstar at 700 West Buffalo Street, who so happens to be “the owner of the Cascadilla Street property”. This buyer will pay $2 million for the building when GreenStar moves out in early 2020.

At first glance, one might think that’s Guthrie. But Guthrie transferred ownership of the parcel to “Organic Nature LLC” last month. Organic Nature LLC is a company owned by the project team building City Harbor. In short, the City Harbor developers are buying the Space @ Greenstar, and likely have plans for the property.

3. If you’re an urban planner – and I hope this blog is interesting to you if you are – the IURA is issuing a request for qualifications for a parking study. The project will include three major tasks: analysis of the current parking system; determination of possible scenarios of programs and actions for the future direction of the parking system that are financially sustainable; and preparation of a strategy and an implementation plan, with estimated costs and a schedule. TLDR; look at existing operations, describe future directions (ten year period), make parking-related recommendations and implementation recommendations. Knowledge of transportation demand management and experience with designing strategic initiatives to handle parking needs will be a big plus. Submission packets due April 12th to Director of Parking Pete Messmer, more info at the end of the agenda packet here.

4. Quick note – the North Campus housing proposed by Cornell was modified slightly at the request of city boards. The new design adds “break points” in the facade to activate the central wings of the buildings and make the building masses seem less imposing. The general massing and material choices remain unchanged.

5. Mid-sized Collegetown landlords Greg and Mataoula Halkiopoulos (of Matoula’s Houses) have decided to renovate a decrepit 19th century carriage house at the rear of their property at 214 Eddy Street, and turn it into a three-bedroom, 839 SF rental. 214 Eddy is in the East Hill Historic District, so the design, by local architect John Barradas, will need to be approved by the Ithaca Landmarks Preservation Commission. It looks like a practical renovation, respectful of the carriage house’s form but also with a modern touch. Early Design Guidance will be offered at the March ILPC meeting, and any decisions on a Certificate of Appropriateness are still a few months out.

6. There have been some major changes to the Perdita Flats plan at 402 Wood Street. Previous version here. For one, it now has frontage on Fair Street and will have a Fair Street address. The building and garden have been re-positioned, the footprint reduced slightly (38’x36′ to 36’x36′), larger porch, modified exterior cladding materials, and the driveway has been removed at the Planning Board’s suggestion. The building remains 4 units and 7 bedrooms, and STREAM Collaborative penned the redesign.

The wood shiplap siding and standing-seam black metal siding are a bit of an acquired taste, especially with the wood oiled or left to grey naturally. But the house is still planning to be a net-zero energy showcase of what can be done with environmentally sustainable multifamily housing, and that’s the real statement to developers (Courtney Royal and Umit Sirt) are trying to make. The owners will be applying for incentives from the NYSERDA Low-Rise Residential New Construction Program and are hoping to attain the Zero Carbon Petal of the Living Building Challenge.





802 Dryden Road Construction Update, 2/2019

28 02 2019

The townhouses at 802 Dryden Road are in varying states of construction, with no apparent pattern to the choices. Buildings “E” and “F” at the western end of the site have been framed, sheathed in Tyvek housewrap, roofed, shingled, and have doors and windows fitted. “E” has the navy blue panels, and “F” the olive green panels. Building “C”, at the eastern end of the site, is in the process of having its roof framed; a crew was on-site last weekend bolting together the trusses. Building “D” has partial framing and sheathing, Building “B” at the eastern front of the site has its slab concrete foundation finished but not framing as of yet, and forms for pouring the foundation walls are still on-site for Building “A”. So generally speaking, counterclockwise from lower left, buildings are progressively less far along.

For the record, each building, seven units apiece, will a unique address when finished – 802, 804, 806, 808, 810, and 812 Dryden Road.

It was previously noted that the purchaser was operating under an LLC tied to a Pittsburgh-area business executive, Matt Durbin. A new project website says the firm is “Maifly Development”, a small but seemingly deep-pocketed Pittsburgh company that appears to be pursuing a mixture of student-oriented and market-rate properties across the country. Along with the LEED Certified “(b)outique two-story townhome community abutting the Cornell University campus, nestled in a picturesque natural setting,” Maifly has developments in Pittsburgh and Eugene, Oregon (to be one of the city’s tallest buildings, the 230-unit/443-bed  “Hub Apartments”). In other words, this is the real estate development company Durbin owns and operates, and he has plenty on hand.

The new Ivy Ridge website shows four apartment plans, consisting of two two-bedroom formats, a three-bedroom unit, and a four-bedroom unit. The site also includes some new renders, including some interior perspectives included here at the end of the post. The number on the website is the number of C.S.P. Management, so it appears local real estate manager Jerry Dietz will be handling landlord duties on behalf of the developer.

Looking at the website Q&A, it’s clearly geared to Cornell students, and although rents haven’t been posted on most websites, it looks like C.S.P. discreetly listed them before anyone else. A two-bedroom will be $1,800/month, a three-bedroom $2,500/month, and a four-bedroom $3,200/month. Cable and most utilities (all except electric) are included in the rent, the units come partially furnished, and pets, include large dogs, are allowed. Stainless steel appliances, in-unit washer and dryer, and marble tile are also planned. Exterior features include 70 parking spaces, bike racks, stormwater ponds, bioretention areas, a childrens’ playground, and a dog park. Although the project isn’t expected to be complete until August, C.S.P. has some units listed for a June 1st occupancy, which given the site photos, it seems plausible that’s they’d open in two phases.

There’s a modest discrepancy in the construction sot, which is partially my fault. An early estimate for the 42-unit/108-bed, 50,000 SF project was $7.5 million, and that’s what I’ve used in some articles and posts. The final development cost with loan from M&T Bank is about $8.6 million.





News Tidbits 12/17/18

18 12 2018

Here’s a look at the agenda for the city of Ithaca Planning and Development Board meeting this month. It’s a week earlier than usual due to the Christmas holiday. Notes and comments in italics below.

1. Agenda Review 6:00
2. Special Order of Business – Presentation of the Greater Southside Plan 6:05
3. Privilege of the Floor 6:20
4. Approval of Minutes: November 27, 2018 6:35

5 Special Permits 6:40

A. Project: Bed & Breakfast Special Permit
Location: 130 Coddington Road
Applicant: Noah Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval

Project Description: The applicant is seeking a Special Permit for use of the property as a homeowner occupied Bed and Breakfast. The property was originally issued a Special Permit in 1998 for operation of the five bedroom home as a homeowner occupied Bed and Breakfast; the Special Permit was not renewed in 2003, as required by §325-9c(4)(g)[3], and has therefore expired. During a recent home inspection, it was discovered the property had continued to operate absent a Special Permit, necessitating a new Special Permit application. No physical alterations to the building or the site are proposed. Issuance of a Special Permit is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act “(“SEQRA”)

This is a simple case of where the previous owner never renewed the five-year permit and didn’t tell the new buyer, who planned to continue using the home as a live-in Bed & Breakfast. No letters of opposition are on file. Approval, with the proper completion of all necessary forms, is likely to be straightforward.

B. Project: Bed & Breakfast Home Special Permit 6:50
Location: 2 Fountain Place
Applicant: Jason K Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval
Project Description: The applicant is seeking a Special Permit to operate the existing 4,492 SF nine (9) bedroom residence located at 2 Fountain Place as a Bed and Breakfast Home. The owner is proposing to utilize four (4) of the nine (9) bedrooms as guest bedrooms for a period not to exceed 21 consecutive days, with a fifth bedroom utilized for home-owner occupancy. Guest occupancy will be limited to two persons or one family per guestroom. No exterior modifications are proposed to the existing home to establish the B&B use, and the existing house is compatible with the character of the neighborhood. Existing parking for seven (7) vehicles exists in the turnaround off Willets Place. The applicant does not propose cooking facilities in the guestrooms, and food service is to be limited to guests of the B&B. No other B&B Homes exist within 500 feet of the property. One sign that is five (5) SF maximum in area and not self-illuminated will be installed in compliance with Chapter 272 of the City Code, “Signs.”

Under city zoning code, B&Bs, which are to be owner-occupied, are allowed to four bedrooms to be used for the guests. A zoning code variance to use eight bedrooms as guest occupancy seemed unlikely, but the new owners believe the B&B may still be viable. Local architect Jason K. Demarest (brother of STREAM’s principal architect, Noah Demarest) is known for his historic restorations and historically-inspired design work, so his involvement is auspicious for those who hope that the century-old mansion and former Ithaca College president’s house retains its character.

6 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 7:00
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Review FGEIS & Town Comments – 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. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Hey, they’re starting to include documentation links in the agenda descriptions now! Most of the town’s comments are minor modifications and a possible correction on one of the traffic lane analyses. There’s a boatload of paperwork to dig through, so this meeting is just a chance for the planning board to look at the town’s comments, digest some of the supplemental files, and make sure there are no red flags or major concerns within that subset of information.

B. Project: North Campus Residential Expansion (NCRE) 7:20
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Determination of Environmental Significance
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). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This is likely to be the most contentious part of the meeting. The planning staff have conducted their analysis. Some traffic mitigation measures are sought, including circulation and mass transit / multi-modal transit improvements. The city will make sewer system upgrades a stipulation of project approval, and being next to the Cornell Heights Historic District, the board as Lead Agency wants a more sensitive use of materials and material colors, and extensive vegetative screening to be reviewed further before approval. But the most debated component, the energy use impacts, the city feels is effectively mitigated through the proposed measures by the applicant team.

I’m going to raise one point of correction though – the number of beds is going up to 2,079, but the planning staff should note that a campus-owned fraternity house, the former Sigma Alpha Mu building at 10 Sisson Place (the chapter moved to 122 McGraw Place), is coming down to make way for the project, so the gross number of beds is at least 30 less that that figure.

C. Project: Falls Park Apartments (74 Units) 7:50
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Review of FEAF Part 3 – No Action
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). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/852

Part III of FEAF is the city planner-written review of impacts, proposed mitigations, and whether the lead agency feels the mitigations are appropriate and effective. Some stormwater, remediation plan and other supplemental materials are still needed before a declaration of significance can be made. 

D. Project: New Two-Family Dwellings 8:10
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Public Hearing
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 non-conforming 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”). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/859

City staff were really unhappy about this plan last month, and it was implied that this was one of the examples of “bad” infill that may lead to the new single primary structure overlay. However, barring extreme circumstances (think Maguire at Carpenter Park), review will continue under the current regulations. No new materials appear to have been submitted since the last meeting. 

E. Project: Maguire Ford Lincoln Additions and Improvements 8:30
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Public Hearing, Potential Determination of Environmental Significance

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. 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. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/860

The revised plans include modified architectural features (more windows, a green wall), and a greater amount of vegetated landscaping to comply with zoning. On-site solar panels are being considered per board recommendation, but the old building was not designed to hold the weight of solar panels. The new wings will be designed to host panels. Heat pumps are being evaluated for some functions, but some of the heavy-duty components like the service bay will likely rely on modified conventional fuel systems. The building will meet or exceed NYS Energy Code requirements.

F. West Hill- Tiny Timbers – Sketch Plan 8:50

This one has been a long time coming. Tiny Timbers bought a 5.45 acre parcel on the south end of Campbell Avenue’s 400 block back in September 2016, and has long planned one of its cluster home developments on the vacant lot. As noted at the time on the blog:

“Dolph et al. are looking to do a similar development to the one in Varna on a 5.45 acre parcel at the south end of the 400 Block of Campbell Avenue, which was noted in a weekly news roundup when it hit the market back for $195k in August 2015. The Journal’s Nick Reynolds touched on it in a through write-up he did earlier this week. The comprehensive plan calls this portion of West Hill low-density residential, less than 10 units per acre. Current zoning is R-1a, 10000 SF minimum lot size with mandatory off-street parking, although maybe a cluster subdivision would come into play here. The Varna property is a little over 6 units per acre. If one assumes a similar density to the Varna project, the ballpark is about 35 units, if sticking to the 10000 SF lot size, then 23 units.

On the one hand, expect some grumbling from neighbors who won’t be thrilled with development at the end of their dead-end street. On the other hand, these small houses are modestly-sized and priced, they’ll be owner-occupied, and if the Varna site is any indication, the landscaping and building design will be aesthetically pleasing.”

G. 112-114 Summit Ave – Sketch Plan 9:10

This one required some fact-checking, because 114 Summit Avenue was the former Cascadilla school dorm that came down last year to make way for the Lux apartment project at 232-236 Dryden Road. A better address for this project might be “238 Dryden”, and the rumor mill says it’s by Visum Development Group, who developed the Lux. Although the exact positioning seems uncertain, the parcel north of the Lux is CR-3 (three floors, 40% lot coverage, parking and houselike features such as gables and porches required), and the remaining adjoining parcels are CR-4 (four floors, 50% lot coverage, no parking required). With student housing experiencing a little more slack in the market lately, it’s not clear if this is student housing, or another use.

7. Old/New Business PRC Meeting Time/ Date 9:30

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

9. Adjournment 9:50





238 Linden Avenue Construction Update, 12/2018

14 12 2018

John Novarr and Phil Proujansky’s project at 238 Linden Avenue is moving right along. For an all-residential construction, this is a heavy-duty building. It uses a steel frame with steel stud walls and gypsum sheathing – unlike wood-framed structures that could go up in smoke, this building is designed to be durable and withstand and potential fire-related calamities. It may be related to the fire code issues that delayed the project?

It looks like the design is similar, but not exact to the renders below. While some of the rough window openings are still being carved out of the gypsum panels, it’s not the same fenestration pattern. The sunken rear courtyard remains – it will be nice during the summer, but every leaf in Collegetown will seem to find its way in there by November.

The 13,715 square-foot building, which will house 24 studios, is topped out but not yet fully framed. Corrugated steel decking is in place and some interior framing has occurred as well. Based off the demolition plan submitted for 325 College Avenue around the corner, the targeted completion date for this structure is sometime next summer – given it’s designed to serve Executive MBA students at the Breazzano next door, that makes good sense.

Briefly, to touch on that 325 College Avenue site – the rumor mill does not know what’s planned, but the only consistent detail is that it will not be student housing. The market is too weak, and many Collegetown landlords are holding off on projects until the impacts of Maplewood, and potentially Cornell’s North Campus, have been fully absorbed. It’s not a situation where anyone seems to be going bankrupt, but the big Collegetown players have taken a more conservative approach as a result of Cornell’s new housing. As to what they could plan other than student housing, we’ll see. Faculty/staff housing, a hotel, another Cornell-related institutional use…plenty of options.

A history and overall description of the 238 Linden Avenue project can be found here.





118 College Avenue Construction Update, 12/2018

14 12 2018

This is another case of where the exterior of the building isn’t finished, but the interior is complete enough such that a certificate of occupancy may be issued. Visum Development has been advertising the units online, and they’re not cheap, $1200-$1300/bedroom. 118 College has 5 units, four six-bedroom and one four-bedroom unit. For that high-end price, they come fully furnished, and with washer/dryer, stainless steel appliances, microwaves, dishwashers, quartz countertops and private balconies. Wi-fi is including in the rent, and tenants can use the fitness center and media lounge at Visum’s property at 201 College at no extra cost. The units are all smoke-free, which might seem quirky to older readers, but it was already pretty common by my Cornell stint in the late 2000s. Interior photos can be found here. This one moves into the “complete” column on the Ithaca/Tompkins County project map.

The yellow fiber cement siding really makes this building pop. The basement-level is finished with stucco mixed with Sherwin-Williams (S-W) “Sawdust” paint, the first level is a combination of Belden face brick (Belcrest) and S-W “Truepenny” fiber cement clapboards, more fiber cement clapboard on the mid-section in S-W “Overjoy“, trimboards, balcony trim and window casing colored S-W “Svelte Sage”, black window frames, stucco (in S-W “Favorite Tan”) with more fiber cement trim and frieze boards on the top level, and the pyramidal roof caps will be standing seam metal, Pac-Clad “Aged Copper”.

As a related, humble opinion, the bamboo siding on 201 College is not ageing gracefully. The rain shadows just don’t reflect well for a luxury building. Also note the Lambo Huracan. 99% of the Lamborghinis I’ve seen in my life have been in architectural renders with no hope of matching such opulence in the final product. At $200k, that car is worth as much as a well appointed, local starter home.

210 Linden Avenue is, like 118 College, still finishing up on the exterior work, but further along. The landscaping won’t go in until the spring, which given the winter weather, is probably when the building will be truly complete.

All the building designs and eventual landscaping designs are courtesy of STREAM Collaborative, and the construction itself is the work of Romig General Contractors.