210 Hancock Construction Update, 10/2017

17 10 2017

One last walk around the block. It looks like only minor exterior finishes and landscaping/playground and basketball hoop installations left. TCAction’s daycare center has been dedicated the “Sally G. Dullea Childcare Center”, in honor of Sally Dullea, a longtime Ithacan and retired M&T Vice President who led TCAction’s Board of Trustees. Next door, The balance of the first-floor commercial space for a “Free Science Workshop”, which is a part of the Ithaca Branch of the Physics Factory, non-profit exhibition program that engages children with science. The “Physics Bus” in the parking lot is the mobile exhibit.

It also appears that either the multi-use path or the project itself has been dedicated to outgoing INHS Executive Director Paul Mazzarella. Not a bad way to say thanks after 27 years of service. As for his replacement, Johanna Anderson, best of luck, and I look forward to being a constructive nuisance.

It’s never been a secret that I was an advocate for this project, given the clear need for affordable housing, and the transparency and responsiveness of the project team during early planning. I continue to hold the project in high regard. It is a real improvement over the vacant Neighborhood Pride grocery store that was once here. It helps to fill a crucial deficit in a well-thought out, contextual, urban-friendly package. While walking around, I saw a young woman moving furniture into an apartment, a man and his son heading into one of the homes, and an older gentleman walking a dog. I think that, as the dust settles, it’ll blend seamlessly into Northside’s urban fabric, and be a worthy asset of the Ithaca community.

Before (image courtesy of Jason Henderson of Ithaca Builds):

After:






News Tidbits 10/7/17: Opportunities Come and Go

7 10 2017

1. The Inn at Taughannock expansion is no longer. The project, which called for a 2-story addition containing dining facilities, five guest rooms and facilities to support a 200-person capacity event center, was opposed by neighbors in Ulysses for being too large, the potential for noise, traffic, and for being out of character with the area. The strong disapproval played a big role in the town of Ulysses Zoning Board of Appeals’ decision to reject two of three building variances sought for the project, the exception being a cupola on the existing building. The board also permitted four of the six proposed signs.

With denials noted, the plan at this point is mostly landscaping – clean fill (soil) to level out the south lawn for gatherings, construction of a stone fence wall and retaining wall, re-configuring a stairway and patio area, lawn seeding and stormwater facilities.

2. One door is closed, another potentially opens. For sale, a trio of parcels – 526 West Seneca Street, 528 West Seneca Street, and 209 North Meadow Street – are up for sale on the city’s West End. The listing from Pyramid Brokerage’s August Monkemeyer is short and to the point:

“Rare opportunity on prime signalized intersection in Ithaca’s commercial corridor. Corner location with excellent exposure, road frontage and heavy traffic 32,000 plus ADDT. Redevelopment site for multiple commercial uses.”

For the record, ADDT is a typo. It’s AADT – “Average Annual Daily Traffic”. The brochure is a little more in-depth, and says 39,000 AADT. The listing price for the collection is $1.5 million.

528 West Seneca is a recently renovated early 1900s 4-unit apartment house purchased by current owner Shawn Gillespie in 2003 and it has an assessed value of $200,000. 528 West Seneca is an early 1900s house converted into an office building. It was renovated in the 2000s, purchased by Gillespie in 2012 and is assessed at $220,000. 209 North Meadow, an 1880s single-family home, has seen better days. It was co-purchased by Gillespie in 2015 and is assessed at $50,000 due to its poor condition. All of the buildings are designed in the older vernacular style common to the Ithaca area (“urban farmhouses”), so they’re old, but the designs were cookie cutter for their time, and their overall historic value is limited.

Zoning is a mixed bag. The two with frontage on Meadow are WEDZ-1b, while 526 West Seneca is R-3b. R-3b allows 4-story buildings with up to 40% lot coverage, has parking requirements that vary depending on the type of residence, and is geared towards small apartment buildings. WEDZ-1b is one of the city rarer codes, general retail and office uses that allows 100% lot coverage on parcel with less than 50 feet frontage (209 Meadow in this case), and 90% otherwise. However, the maximum floor height is only two floors, and one story buildings have to have pitched roofs. Unlike its WEDZ-1a counterpart across the street, parking is required. Looking at the code, it seems like a recipe for suburban box retail in the heart of the West End, with the R-3b a possible site for additional parking. That doesn’t seem to mesh with the urban mixed-use direction the city’s been moving towards. Should it sell, and it looks noteworthy, there will be a follow-up.

3. The construction loan for Nick Stavropoulos’ 107 South Albany Street project has been filed. Tompkins Trust will be able to watch their latest loan agreement from just a few blocks away. The total loan amount is $1,110,346.75. A small local company, Northeast Renovation Inc., will be the general contractor for the 11-unit apartment building.

Subcontractors on file include Frank Belentsof of Bestway Lumber (Excavation), Brian Kehoe of Kehoe’s Concrete Concepts for foundation work, Albanese Plumbing LLC for plumbing/HVAC/sprinklers, Weydman Electric, Goodale Sprayfoam for insulation, Joe Alpert of Drywall Interiors for sheetrock hanging. Fabbroni Engineers is doing the structural engineering in partnership with architect Daniel R. Hirtler.

4. The city of Ithaca Planning and Development Board was less than enthused about 311 College Avenue, aka Visum Development’s mixed-use Nines replacement. From the sound of it, the board’s John Schroeder was liable to go apoplectic. At the least, it seems the board wants a feasibility study for the cost of moving the firehouse-turned-restaurant to another site. From a design perspective, the board would like for either the design to pay homage to the Nines, or to reuse some of its building materials.

In contrast, it was fairly smooth sailing for the other projects under review. The duplex at 217 Columbia and Lakeview’s 60-unit supportive/affordable housing project were approved, and INHS’s 13-unit affordable housing proposal for the 200 Block of Elm Street progressed despite West Hill neighborhood opposition.

5. To touch on that topic a little more, the Times’ Nick Reynolds did an in-depth piece looking at the “crisis point” in Collegetown. It’s worth a read. I don’t agree with some of the insinuations (Student Agencies’ renovation of ca. 1985 409 College Avenue is not an aesthetic threat to the block), but it’s worth a read.

The document that Schroeder and Tomlan wrote of buildings they wanted preserved was uploaded as a PDF, but it is no longer online. The only copy of the list is from this blog, in a post eight years ago, and an article from the June 16, 2009 Ithaca Journal. The list and the response highlighted in the Journal shows there was a real disconnection, and I doubt most readers agreed completely with either Tomlan or the property owners. Since the PDF was published and reviewed by city staff and board appointees, two of 31 structures, the Snaith House (140 College) and Grandview House (209 College), were historically designated, and rightfully so, as exemplary architecture of their period. The Larkin was just designated as well, and the Chacona Block (Student Agencies) will be before the end of the year. Both of them are attractive older structures that provide a positive aesthetic complement to the neighborhood.

The Palms dive bar was not high design or even mediocre design, nor was it much of a desired neighborhood attribute, at least to permanent residents; nostalgic perhaps, but not historic. Pushing a structure on nostalgia alone will likely not clear the Planning Committee, as Steve Smith and Cynthia Brock nearly demonstrated with the Larkin Building. Mary Tomlan wanted to preserve a bar when the owner wanted to retire and sell it to whoever would give him the most. Sounds familiar.

However, the difference between the Palms and the Nines is that the Nines has a more substantial history, the structure has historic significance as the original home of Fire Station No .9. With its outdoor patio, it adds an aesthetic quality by being setback from the street yet maintaining active use frontage. That is not economically feasible in Collegetown and hasn’t been for decades, but it made sense for a fire station that served the community for generations. If there’s a balance between giving way to the new and preserving the old, the Nines and Palms fall on different sides.

The Times article references a “stopgap” measure that is basically an indefinite moratorium. That’s not the answer either. Most Collegetown structures offer little historic value. The Nines is a rare case otherwise. Without protective regulations, it was always a potential development target. Or rather, it was more like a landmine waiting to be triggered.

6. Courtesy of STREAM Collaborative’s biannual newsletter, the Varna Tiny Timbers project has a name and website. “The Cottages at Fall Creek Crossing”, as the 15-unit single-family development will be known, has website at http://www.cottagesatfallcreek.com. It’s bare bones at the moment and the lots have not yet begun marketing and sales. The pocket neighborhood of for-sale 2-bedroom and 3-bedroom homes will be built on the corner of Freese and Dryden Roads, the potential walkable, mixed-use center of the hamlet should a traditionally-designed Varna ever come to fruition. According to the newsletter, STREAM collaborated with Tiny Timber owner Buzz Dolph on the branding, logo and website, as well as on the design of the buildings and landscape.

7. It pains me a bit to admit this, but the Times is killing it in local meeting coverage. Even worse, the Voice has been short-staffed this week due to illness. At the Common Council meeting last night, members voted to give the IURA the necessary permission to handle the Green Street redevelopment project, including the RFP and submission review, sales terms and environmental review. Vicki Taylor Brous, public relations representative for developer Dave Lubin and his Harold’s Square project next door, spoke against the plans and said the project may be illegal, but until proven as such, review and discussion of the Ithaca Associates plan and any other submissions will move forward.

On another note, landmarking of the Larkin Building at 403 College Avenue was approved 8-2, with Cynthia Brock (D-1st) and Steve Smith (D-4th) opposed. Also, in what can only help Lansing Republicans, the city voted to join in on the Article 78 to halt the Cargill project until an Environment Impact Statement is conducted. The DEC deemed it unncecessary, and the lawsuit argues Cargill got special treatment. The dicey part is that a long, expensive study puts 200 blue-collar jobs at risk, and the debate has become a successful rallying cry for local conservatives.

I’m not a political consultant, but I think if outspoken Legislator Mike Sigler (R-Lansing) loses next month, it’ll be because of the national environment and the ability of progressive groups to tap into that at the local level. And if he wins, it’ll be because he channeled and won over the blue-collar Cargill households and their supporters who feel overlooked or kicked around in this debate.

8. One of the the perks of development – the latest Ithaca city budget calls for no tax increase for the 95% of homeowners whose assessment did not go up this year (not because of the market, but because the assessment office cycles through different parts of the county on 2-3 year intervals). The city will bring in an extra $621,508 (2.8%) through property taxes, mostly from new development “closing” on assessments as they’re completed and occupied. From 2012 to 2016, the budget increased 5.2%, while taxes, notoriously high thanks to the large percentage of tax-exempt property, fell 1%. In his budget presentation (copy on the Times webpage here), Myrick stated that without the $131 million in development since 2011, taxes would be 6.9% higher.

One thing that is not made clear in the article is that Collegetown Terrace, one of those big contributors, doesn’t have a tax abatement or PILOT. That’s taxed at 100% value. According to assessor Jay Franklin, assessments for a given year are calculated for the state of a property on March 1st, and in Terrace’s case, Building 7 wasn’t finished. Now that it is, it can be assessed at full value for 2018, which will be an additional $20-$25 million in taxable property (using $22.5 million, it equates to $270,900 in city taxes, given $12.04 per $1,000 assessed).

That might be the biggest addition, but other recent completions are not inconsequential. Back of the envelope estimates here, but when the Breazzano Center and INHS 210 Hancock PILOTs first show up in 2018, they will generate an additional $52,000. Even with its abatement, the Hotel Ithaca will add about $21,600 in year one if its $15 million price tag is close to assessment, and that will increase to $216,000/year after seven years (the downtown Business Improvement District tax rate is $14.40/$1,000). Several other recently-completed downtown projects will also pay more as their abatements taper towards full property value. For example, just the 10% increase for the Marriott in 2018 equates to about $29,000. Smaller projects like 607 South Aurora, 1001 North Aurora, 602 West State, 215-221 West Spencer and 123-129 Elmira stand to add another $70,000 or so in tax revenue. So all these projects not only make a dent in the housing deficit or provide jobs, they also provide a buffer to challenging times with declining state assistance. While development does increase demand for services, projects that are close to municipal services and able to easily tap into existing infrastructure generally provide a net positive financial benefit to the community.

Meanwhile, the town of Ithaca is looking at a miniscule tax increase this year of 0.21 percent (1.57 cents per $1,000), and will benefit from the Maplewood project, which at $80 million and $6.66/1,000, will pay in the ballpark of $532,000 towards the town, its highway department and the inter-municipal fire department (the city also gets a small share, only 1-2%).

9. A couple of sales of note. A 28.07 parcel of land along Oakcrest Road in Lansing, which was touted for potential suburban housing development, was sold for $610,000 to a well-known Cornell professor and his wife. The price was a little over 90% of ask, not bad for land. From a close mutual friend, real estate development is not one of the buyer’s interests. So, less likely to be a development, but maybe a grand estate.

Meanwhile, south of the Shannon Park development, and on the southern edge of the image above, an LLC paid $480,000, slightly below assessment, for 731 Cayuga Heights Road, a well-maintained 1820 farmhouse on 12.55 acres. The LLC’s address is the same as the Pyramid Companies, owners (or recent sellers?) of the Shoppes at Ithaca Mall, which the land abuts to its east. Something to keep an eye on, for sure.

 

10. Looking like a slow week and month ahead. The city of Ithaca Landmarks Preservation Commission is reviewing a roofing project. Nothing new in the city project’s memo, though some supplemental documents were added for Bridges Cornell Heights’ 16-bedroom mansion proposed at 105 Dearborn Place. It and INHS’s 203-209 Elm Street plan are up for final approval at the end of the month, potentially leaving no projects for review before the city (311 College will be discussed, but not reviewed this month, and its future progress is uncertain). The town’s planning board meeting was cancelled.





Ithaka Terraces Construction Update, 9/2017

3 10 2017

So we have a rule at the Voice not to publish the press releases of private for-profit entities unless they add something to an article. They don’t get published as standalones, if at all. From a pragmatic standpoint, giving a for-profit free advertising at our expense doesn’t make good financial sense, and it leads to questions about our integrity.

But, they still come in, filed away in case they come in handy at some point. That was the case here for the press release sent along by Brous Consulting’s Kevin Doubleday for the Ithaka Terraces project back on September 11th:

***

For Immediate Release: September 11th, 2017

Contact: Kyle Waller at 607-272-1765 or office@ppmhomes.com.

ITHAKA TERRACES CONDOMINIUM PROJECT GAINS APPROVALS NEEDED TO PROVIDE FIRST CONDOS AND FIRST NET-ZERO PROPERTY IN DOWNTOWN ITHACA

Ithaka Terraces is a new sustainable luxury condominium complex in downtown Ithaca, currently under construction at 215 West Spencer Street. Scheduled to open in Fall 2017, the Terraces are destined to be the region’s first net-zero condominium complex. The property is currently undergoing last-stage developments with units now available for sale through locally owned and operated PPM Homes. The project is also one of only a few condominium projects to be built in the area since the most recent recession.

The twelve unique units, inspired by colorful Greek cliffside architecture, thus the Ithaka name, range in size from a single story, 1005 square feet flat up to a two-story townhouse, 1520 square feet and boast high-end amenities including hardwood and tile flooring, luxury finishes, and a host of energy-saving appliances. Units start at $299,000.

Combining cutting edge green technology with a walkable location, a car-free or car-light lifestyle is easily attainable. The motivation to build Ithaka Terraces came from the developer’s desire to provide the maximum possible state-of-the-art sustainable living with the highest emphasis on achieving net-zero energy. Hence, no costs were spared to find and take advantage of opportunities in the design and building process to incorporate the most advanced sustainable techniques. The potential for reduced energy use is in place in these condominiums, making the inhabitants able to maintain one of the lowest environmental impacts and costs possible anywhere with a fantastic and active quality of life.

Ithaka Terraces strives to incorporate the most sustainable construction methods and living technology. This includes the use of air-source heat pumps, conduction ranges, LED lighting, electric water heaters, Low-E windows, super-insulated walls and roofs, smart temperature monitoring devices, and other energy-saving devices.

Further green features are available for even greater sustainable living at the Terraces, including charging stations for electric vehicles and at least six Ithaca Carshare vehicles stationed within walking distance. Transportation for the average household is likely to use more energy than the home itself. The Terrace’s convenient location makes it simple to reduce transportation energy use significantly by allowing cars to be an option rather than a necessity for the vast majority of trips.

Because of recent net-metering laws passed by New York State, off-site solar power can be provided to homes in cities from solar arrays outside the city, which makes net-zero living possible. All the energy used at Ithaka Terraces will be provided by solar power from PPM Homes’ 225 kw (835 panels) solar farm about 15 miles east of Ithaca.

Ed Cope, owner of PPM Homes and team leader of the Ithaka Terraces team, has been active in environmental and sustainability causes for forty years.  He started an environmental center in Indiana 25 years ago and he and his family live off grid, using power only from renewable energy (solar panels and some wind).  He started Energy Independent Caroline as part of his early efforts to switch the Caroline town government to renewable energy for its power use.  

One of his apartment buildings on South Hill was the first commercial roof-top solar installation in Ithaca. Ed has strived to build housing units so energy efficient that their entire energy use can come from his small solar farm outside Ithaca; truly net-zero energy. Additional team members include Stream Collaborative, Taitem Engineering, Renovus Solar, and TG Miller and Associates. The project is being managed by Kyle Waller at PPM homes.

For more information on Ithaka Terraces, you can visit: www.ithakaterraces.com or contact Kyle Waller at 272-1765 or office@pphomes.com.

END.

***

It looks like they might be doing soft marketing of the units, with a brochure up and inquiries allowed, but no formal listings up yet. The Ithaka Terraces website states that prices will be in the $299,000-$434,000 range, a ~10% jump from previous estimates. Units range in size from 1,005 SF to 1,520 SF. Ten are two-bedroom units, two are three-bedroom units.

Buildings A and C look like they’re getting the scratch coat for its stucco finish, while B is still ZIP panels and waterproofed covers. Framing is still underway for Building D, which started much later than the other three.offhand, I think the shingles are from one of Certaineed’s designer series, here in Cottage Red. The formwork along the east side/upper slope may be for a concrete retaining wall that will hold the hill back from the parking area.





607 South Aurora Street Construction Update, 9/2017

2 10 2017

Landscaped, occupied, done. Modern Living Rentals’ infill project at 607 South Aurora Street on South Hill adds another 25 beds to the market, in four new two-family homes and a renovated existing home.

Strictly looking at the project, it’s pretty unassuming. This armchair critic thinks these turned out nicer than the ones on Elmira Road, though a greater splash of color on the siding would have been nice. The brackets and full-length porch are welcome additions on the Aurora Street structure.

If someone had told me 217 Columbia’s two-family infill would cause such a stir, I would have been surprised, since it’s a small project, and this and the Elmira Road pair didn’t create much a stir during the review process. But sometimes, after multiple projects of similar format, all it takes is one more to stir up enough consternation to snowball into a full-blown controversy.

I’m not going to fault anyone there. MLR’s Charlie O’Connor saw an opportunity and went for it. He is arguably one of the most reticent developers in Ithaca, preferring unobtrusive projects that he hopes will create as little debate as possible. It’s kinda funny in a way, because although he’s a business partner with Todd Fox (Visum’s property management is handled by MLR), the two of them are near-opposites in that regard. He paid a fair sum for 217 Columbia Street, so he doesn’t want to walk away from the investment, but he’ll do whatever it takes to make the neighbors happy short of cancelling the project. At last check, there was a proposal to stipulate the two three-bedroom units would not be permitted to student renters, and that the building would be stick-built and designed to better fit with the older structures of the neighborhood.

On the other side, permanent residents have a right to be annoyed if the perceived balance between students and non-students starts to shift and harm their quality of life. The neighborhood, like many of Ithaca’s more walkable parts, has experienced significant upward pressure on housing prices, and rental infill units can be a double-edged sword because the individual property is priced out of reach for homeowners (for-sale infill would be a different story). Even with the owner-occupied properties, there’s a strong whiff of gentrification, turning what was once a blue-collar neighborhood serving downtown shoppers and Morse Chain into a hodgepodge of increasing number of student rentals, and more white-collar, deep-pocketed households.

Somewhat incongruous to all this is that Ithaca College’s student population has declined almost 10% since 2010, which would suggest less pressure for student rentals; however, many of the college dorms date from the 1960s, and the utilities systems need replacement – some are already on their last legs, and that may limit occupancy as they sputter into obsolescenceThe college and students are aware of the discord and are trying to address it gently; more extreme measures like curtailing the ability or capping the number of students who can live off-campus might create major blowback, something the college may be actively trying to avoid after last year’s turmoil. A new dorm or two would help, but even modular temporary dorms can cost a fair sum, and there is nothing planned in the short-term. A long-term question mark is the impact of the Chain Works District, but that’s a few years out at best.

Landlords should at least be cognizant of this tension (and the ones on South Hill tend to be a mixed bag, to be honest), because if things turn south and the college does take drastic measures, units are going to become much harder to fill at current monthly rates. Town officials and voters were unhappy with the quality and appearance of new housing built in the Birdseye View development and in the Pennsylvania-Kendall Avenue corridor, and that contributed to the push to curtail student housing in the town’s portion of South Hill.

The local community is not easygoing or forgiving. If you do crap work, crap will hit the fan sooner or later. Even if you do good work like 607 South Aurora here, it pays to be attentive and flexible.

While legal language is being prepared for an overlay that would prevent more than one primary structure on South Hill properties until a new neighborhood plan is developed (2-3 years minimum), 217 Columbia had already started review before that was considered, so in effect it’s grandfathered in, even if it hasn’t started construction before the overlay likely gets passed by PEDC this month and Common Council in November.





News Tidbits 9/23/17: It’s All In The Hips

23 09 2017

1. Points for being open and blunt, one supposes. The chairman of the town of Lansing Planning Board, typically one of the easiest boards to get approval from in the whole county, voted against the customary declaration of lead agency on the Lansing Trails affordable apartment complex planned for the town center. The reasoning was a fear that its lower-income occupants would create more crime. Rather surprising that it wasn’t veiled behind the usual guise of “concerns about neighborhood character”.

Other PB members did raise more appropriate concerns that the 581-a tax abatement to be pursued by the project may end up offsetting the property tax increase enough to cost the town, mostly through the enrollment of new students in the Lansing school district. A third-party study explained that there would likely be 43 students in the roughly 200-bedroom complex, of whom 14 would be relocations from other parts of town, and 29 who would be new to the district. Reflecting national demographic trends, local school enrollments have been in decline as Millennials are replaced with their less numerous Gen Z peers, so it’s not really a question of capacity since the schools were designed for larger class sizes, but a concern about the tax obligations and avoiding the burdening of other taxpayers. Town supervisor Ed LaVigne has spoken in favor of the project as workforce housing by a responsible developer and property manager.

The Star’s Dan Veaner takes the middle road in his editorial, noting the project fills a need, but worried about the tax impact. I’d argue that’s while it’s a fair question, it’s probably a bit premature. There have been discussions for the other parcels in the town center that just have yet to come forward. Tiny Timbers is potentially 60 units of mid-priced owner-occupied housing (at $200k per home, that would be $12 million without counting site-wide improvements like sidewalks and community greenspace), and there are possibilities for the other parcels that are being drafted up and fleshed out before being made public. We the public don’t know what those are – there could be market-rate senior housing, patio homes and mixed-uses like the projects submitted in 2014. If three or four are affordable housing, sure, be concerned. But the town knows all the proposals, and hopefully its committee selected its choices for each lot with sound logic in mind.

2. Speaking of Lansing Trails, according to the new planning board comments, its name has been changed to “Milton Meadows”. Milton was actually the original name for Lansing, indirectly – Milton was changed to Genoa in 1808, and Lansing was split off from Genoa in 1817, the same year Tompkins County was established. It’s worth noting that “Lansing Meadows” is already taken. This would be name number three, since they had previously changed Lansing Commons to Lansing Trails.

The updated documents note that the second phase and its 56 units aren’t likely to start construction for 3-5 years, depending on external factors such as the availability of affordable housing grants, and how well the local market absorbs phase one.

3. Staying on the topic of affordable housing and taxes, the town of Ithaca will be reviewing a PILOT proposal from NRP Group to offset some of the property taxes with the Ithaca Townhouses project approved for West Hill near the hospital. Readers may recall the Ithaca Townhouses are a 106-unit, two-phase project that will be rented to households making 50-130% of area median income, with an option for renters to purchase units after a 15-year period.NRP Group is asking for the PILOT to offset the higher initial cost of using electric heat pumps in place of conventional gas heating, the difference of which they estimate to be about $300,000 upfront.

The town utilizes a few PILOT agreements, either with some of its 55+ affordable housing (Ellis Hollow Apartments, Conifer Village), the College Circle Apartments that Ithaca College purchased a few years ago, and Ithaca Beer. The combination of a lower assessed value and a PILOT generally seems to take about 25-30% off the total property tax bill.

4. Here’s a little more info on the the proposed Brown Road Pocket Neighborhood in Danby. The above image appears to be the preferred cluster housing that the development team (led by Newfield businessman Mike McLaughlin), but conventional zoning only allows for the layout shown here. Small-scale cluster zoning has found a market in the Ithaca area over the past few years with projects like New Earth Living’s Aurora Street Pocket Neighborhood and the long-planned Amabel project, and Danby’s take on the concept would benefit from lower land costs, which would help keep the overall costs down and make the for-sale homes available to a wider swath of the county’s potential homeowners. The homes, which are modest 1,000 SF one and two-story plans that share a communal parking lot, are designed for residents who wish to age in place.

5. Some revisions have been made to the design of Modern Living Rentals’ 42-unit townhouse project at 802 Dryden. To create a little more visual interest, the townhouse strings have been diversified a bit – the rooflines were modified on two of the six strings to create a hipped roof, while the other four remain gable roofs. The fenestration was also updated, and sections of the building faces were bumped-out modestly, distinguishing individual units within the strings. The overall effect gives them a distinct appearance from their counterparts up the road at 902 Dryden, and allows the team at John Snyder Architects to give the recycled design their personal touch. Other documents, like the cover letter, utilities plan, and landscaping plan can be found here.

The public hearing is scheduled for next week, but to be honest, these haven’t generated much attention, let alone controversy. The biggest issue right now is water supply, which relies on the Bolton Point system shared by both Ithaca and parts of Dryden. 802 Dryden can get its water issue remedied by tapping a segment in the town of Ithaca’s jurisdiction, and Ithaca is interested in transfer control and maintenance of the control valve that allows that to Dryden. Given Charlie O’Connor’s South Hill debate currently underway, the relative shrug this project has received from the public might be a welcome relief.

6. Nothing new on the Ithaca City Planning Board agenda next week. That’s not to say there aren’t several projects in the works, they just aren’t ready to submit formal proposals at this time. Lakeview’s special needs and affordable housing is up for approval, as is Charlie O’Connor’s duplex at 217 Columbia (even if the South Hill overlay goes into effect, this project would be grandfathered in because it started review under existing zoning). It looks like Lakeview will use the same kind of vibratory pile-driving used at INHS’s 210 Hancock, subcontracted to Ferraro Pile and Shoring by general contractor Hayner Hoyt.

Speaking of INHS, they will be taking part in the public hearing for their 13-unit Elm Street reconstruction on West Hill, and public hearings are planned for the Nines replacement at 311 College, and Elizabaeth Classen’s ILPC-approved 16-bedroom senior mansion in Cornell Heights. The Nines inspired several letters of protest, and first ward aldermen George McGonigal chimed in his hopes that the affordable housing would be reduced for Lakeview and INHS (the planning board disagrees).

Here’s what the board has to look forward to on Tuesday:

AGENDA ITEM Approx. Start Time

  1. Agenda Review 6:00
  2. Special Order of Business- Draft Design Guidelines for Collegetown and Downtown– Megan Wilson 6:01
  3. Privilege of the Floor 6:30
  4. Site Plan Review

A. Project: 709 West Court Street 6:40

Location: 326 & 328 N Meadow St. and 709 – 713 West Court St.

Applicant: Trowbridge Wolf Michaels for Lakeview Health Services Inc.

Actions: Consideration of Preliminary and Final Approval

Project Description:
The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review.

B. Project: Elm St Apartments 7:10

Location: 203-211 Elm St

Applicant:Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS)

Actions: Public Hearing, Determination of Environmental Significance

Project Description:
The proposed project consists of the demolition of a two single family homes and one duplex and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review.

C. Project: Duplex 7:30

Location: 217 Columbia Street

Applicant: Charlie O’Connor for 985 Danby Rd LLC

Actions: Declaration of Lead Agency, Determination of Environmental Significance, Potential Consideration of Preliminary & Final Approval

Project Description:
The applicant is proposing to install a duplex with one 3- bedroom apartment on each floor. The
new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”) and is subject to environmental review.

Project: Apartments 7:50

Location: 311 College Ave (The Nines)

Applicant: Jagat P Sharma for Todd Fox

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description: The applicant is proposing to construct a six story, 80’ high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments, upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant’s intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy or Detailed Research; Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

Project: Bridges Cornell Heights Residence (Senior Housing) 8:10

Location: 105 Dearborn Place

Applicant: Elizabeth Classen Ambrose

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description:
The applicant is proposing to construct a two story single family residence with 12 bedrooms
to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte couchere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)(4) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

4. Zoning Appeals 8:30

5. Old/New Business 8:40
A. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 411-415
College Avenue- The Chacona Block
B. Upcoming Planning Board Recommendation to Approve Draft Design Guidelines for Collegetown &
Downtown – discussion





Tompkins Financial Corporation HQ Construction Update, 8/2017

25 08 2017

At the new Tompkins Financial Headquarters under construction at 119 West Seneca Street downtown, it looks like most of the structural steel has been erected, and gypsum sheathing has been installed over the skeleton. The top (seventh) floor is set back slightly from the lower levels, and will use light colored aluminum metal panels on all sides except the front, which will use black brick and stone veneer. With the exception of the rear stairwell, the side and rear walls will be faced with a tan brick veneer on the lower floors.

Brick veneer can be tricky because it’s porous. Water can penetrate the brick and make its way to subsurface coatings, where moisture can do damage over time. As a result, builders have to use a water-resistive barrier (WRB) between the sheathing and the brick. This can be done a few different ways – with Simeon’s and DiBella’s, for example, they used a polyurethane spray foam.

In this case, it looks like there’s a bright blue-colored vapor barrier being applied over the sheathing, probably Carisle Coating and Waterproofing (CCW) 705 or similar. CCW-705 is a rubberized-asphalt adhesive laminated with a smooth, durable plastic film. Construction crews spray an adhesive (CAV-GRIP) onto the sheathing, and then roll out the air/water barrier sheets over the top, kinda like wallpaper. These unfurled sheets are then pressed over with a seam roller to ensure it’s firmly and completely applied to the building surface.  The edges of the sheets are then filled in with a liquid mastic, which is a putty-like waterproof filler and sealant. Once the surface is completely sealed by the barrier, tie plates are fastened with washers and screws, and the brick veneer is laid over the top, typically with a 2″ spacing for drainage and ventilation. It appears the brick may be underway on the western wall of the building, as shown in the first image below. Meanwhile, the bottom floor looks like a different sheathing material, some variety of Dow Thermax panels (fiberglass embedded in polyiso) from the looks of it.

Based on building elevations and girder brackets, the JPW Erectors crane located at the southeast corner of the site will eventually be replaced with the last steel sections for the building. The steel decking is in, and there’s ductwork for the HVAC rough-ins. Curious to see if they’ll have the building closed up before the first snow flies.

LeChase is the general contractor, and it looks like they have some union crews doing work on site – the Carpenters’ Union Local 277 and the IBEW (International Brotherhood of Electrical Workers) Local 241 have signage up, as do project team members JPW Erectors, Elwyn & Palmer (structural engineering), TWMLA Landscape Architects, and HOLT Architects.

 





News Tidbits 8/21/17: Insert Eclipse Pun Here

21 08 2017

1. Quite the sight in the latest Tiny Timbers update. The nascent kit-based homebuilder plans to roll out several new designs, many of which will be incorporated into the 15-unit Varna project on the corner of Dryden and Freese Roads. That brings their total number of home design options up to about 21 or so, in several general styles from four-square to prairie-style to bungalow. It is not clear if the layout will be pre-set at is was with the Belle Sherman Cottages (relatable because STREAM Collaborative designed both), or if it will be left to the buyers.

Tiny Timbers is a bit of a misnomer because the designs are a modest but still sizable 1,000-1,500 square feet, with two or three bedrooms. Prices will be in the mid 100s to low 200s, depending on unit and features. I’d be more inclined to compare them to the starter homes of the 1950s in terms of market appeal and affordability.

Tiny Timbers has yet to get permission to start marketing for the community (the state needs to sign off on all new Home Owner Associations), but marketing has started for some scattered site development on Hector Street in Ithaca’s West Hill, and there is work underway on a few custom builds for landowners in other parts of the county.

2. Last week was not a good showing for the Inn at Taughannock. As relayed by the Times’ Jamie Swinnerton, the town of Ulysses Zoning Board of Appeals denied the lot variances, the heights variances and even the sign variances. The only one they outright permitted was the height variance to allow a rooftop cupola on the existing inn. The sign variance is kinda weird, because it sounds like they were okay with some individual signs, but not the sum of parts, so they’re doing another meeting.

While this isn’t what owner/developer Carl Mazzocone was hoping for, there were alternative plans drafted that did present an alternative design that, while the same style, fit within the zoning parameters. So this is a setback, but this project isn’t off the table yet.

3. Sure, most readers outside the Cornell bubble avoid Collegetown like the plague, but it’s worth noting when new businesses are coming in. Old Mexico, the restaurant that replaced Manos Diner in Southwest Ithaca, will be opening a modest to-go operation at 119 Dryden Road (Collegetown Plaza) in what used to be a barbershop (at least in my time in the late 2000s). Meanwhile, where the Collegetown tobacco shop used to be at 221 Dryden (Collegetown Center), will now be a “Chinese street food” restaurant called Beijing Jianbing. Best of luck to both. At least restaurants aren’t being driven out of business by the internet anytime soon.

4. In the same vein, it was noted a few weeks ago that a $415,000 construction loan was filed for Hancock Plaza, the strip retail plaza at the corner of Hancock and Third Streets in Ithaca’s Northside. A quick check showed an interior renovation underway with new metal stud walls and sheet-rock going in, and the somewhat uncertain workers said that the storefront next to Istanbul restaurant would be a “medical service facility”.

5. Earlier this month, it was mentioned that a 4.5 acre parcel at 452 Floral Avenue in Ithaca was sold to a local homebuilder for $100,000. Now he’s trying to flip it. The asking price is $239,000. The tax assessment is $68,400.

The real estate ad notes the potential of an R-3a zone, which allows for homes, townhouses, small apartments and small-scale commercial with a special permit. The zoning permits four floors and 35% lot coverage, with a minimum of 5,000 SF per lot for a home, plus incremental increases for additional units.

On a side note, with thanks to the city for uploading about 470 documents from the IURA’s microfilm stash, here’s what the 1992 affordable for-sale proposal looked like for that same property. There appear to be 27 home lots, but a few may have been designed for accessory or two-family units. This gives an idea of what could reasonably be done under the existing zoning, but there are many possibilities.

Side note, I found this by chance. If anyone has time to pick through 470 documents from the 1960s to 2000, more power to you.

6. Also for sale, to the deep-pocketed investor looking for a safe investment – multiple East Hill apartment houses. 5-unit 119 Stewart Avenue for $995,000, a two-family home at 208 Stewart Avenue for $695,000, and $2.25 million for a 23-bed (20 SRO, 1 studio, 1 2-bedroom) property at 717 East Buffalo Street. The Stewart Avenue properties are owned by a Long Island-based LLC representing a higher ed professional now located in Massachusetts, and were purchased just a few years ago – 119 for $625k in 2014, and 208 for $513k in 2012. 717 East Buffalo was purchased by a Brooklyn investment group in 2003, and is taxed at $1.05 million. The positive is that they’re close enough to Cornell to easily take advantage of the student market. The negative is that they are all in the East Hill Historic District, which means redevelopment is off the table, and exterior renovations have to go through the ILPC.

7. Pretty slow month for the Planning Board. Finger Lakes ReUse is seeking preliminary approval for their expansion project and final approval for the warehouse portion. 709 West Court Street, the 60-unit affordable project from Lakeview, will have its DEIS finalized, potentially allowing for city approval in September. There are no new projects though, unless one counts the six-bedroom duplex at 217 Columbia, which is so minor from the state’s perspective that it only qualifies for city review. The Times is reporting that O’Connor is willing to prohibit student tenants, but permanent residents are still opposed to new student housing in their neighborhood.

There could be some interesting discussion at the meeting, not only with South Hill development, but with historic preservation matters. For instance, Student Agencies is upset that they city is likely to landmark its building at 413-415 College Avenue, which it says it had intent on redeveloping. Unfortunately, timing is everything. Likewise, the shoe is on the other foot with the Nines at 307 College Avenue, for which there has been an unpublished sketch plan of a redevelopment project. The ILPC is expressing frustration that it wasn’t landmarked already, but with the development plans already presented, the city would be acting reactively instead of proactively as it’s doing on College Avenue, and that could make the difference if a legal situation were to arise. So while the Chacona Block is likely safe and soon to be under ILPC purview, the Nines will not be protected for as long as the redevelopment plan is active, and the best the ILPC can do is recommendations.

Here’s tomorrow’s agenda:

AGENDA ITEM Approx. Start Time

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

A. Project: Mixed Use Apartments – Finger Lakes ReUse Commercial Expansion and Supportive Apartment 6:10

Location: 214 Elmira Road

Applicant: Finger Lakes ReUse

Actions: Consideration of Preliminary Approval Overall & Final Site Plan Approval for Phase 1

Project Description:

The applicant proposes to expand the existing office and retail center with a new +/- 26,100sf
attached 4-story mixed-use building to include retail, office, and 22 units of transitional housing fronting Elmira Road. A 7,435 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2 and provide 70 parking spaces. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge that connects the Titus Tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and has received the required area variance. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) for which the Planning Board as Lead Agency made a Negative Declaration of Environmental Significance on June 27, 2017.
Ed. note – the first phase is the warehouse addition for lumber storage. Phase 2 is the supportive apartments.

B. Project: 709 West Court Street 6:30

Location: 326 & 328 N Meadow St. and 709 – 713 West Court St.

Applicant: Trowbridge Wolf Michaels for Lakeview Health Services Inc.

Actions: Public Hearing, Determination of Environmental Significance

Project Description:

The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF
and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review.

C. Project: Duplex 6:50

Location: 217 Columbia Street

Applicant: Charlie O’Connor for 985 Danby Rd LLC

Actions: Public Hearing

 

 

Project Description:

The applicant is proposing to install a modular duplex with one 3-bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is a Type II Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-5 C.(8) and the State Environmental Quality Review Act (“SEQRA”) § 617.5 (C)(9) and is not subject to environmental review.

 

 

  1. Zoning Appeals 7:20
  2. Old/New Business 7:30
    1. A. 412 East State Street – review and sign off on Argos Inn shared parking agreement with 418 East State Street.
    2. B. PB Report on Proposed Local Landmark Designation of 403 College Avenue and 411-415 College Avenue . There will be a short presentation by Scott Whitham regarding 411-413 College Avenue.
    3. C. Development Patterns of South Hill – Discussion
  1. Reports from PB Chair, Director of Planning and Development, and BPW Liaison 8:00
  2. Approval of previous minutes
  3. Adjournment