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.





119-125 College Avenue (College Townhouses) Construction Update, 3/2019

21 03 2019

No recent online presence for John Novarr and Phil Proujansky’s 119-125 College Avenue project, the College Townhouses (which, as covered in the summary page, were townhouse-like until the fire code was changed). The south building is fully framed, a steel frame with gympsum sheathing, a more expensive design but also fireproof. The north building is framed up to the first-floor (the basement is partially above-grade), but the elevator core is topped out, and Welliver’s construction team planted left their mark with an American flag perched at the top. If it’s like it’s neighboring a couple blocks away, the sheathing will get a roll-on waterproof barrier, and perhaps metal rails and clips for installation of fiber cement and zinc panels.

The project, intended for visiting Cornell faculty and staff (so far, there are no online apartment postings to support of refute that plan) will bring 67 units/90 bedrooms to the market, and still looks to be on track for an August 2019 opening.

Quick aside – is everyone clear that it’s Novarr and Proujansky who are planning that Collegetown megaproject? There are so many rumors flying around that even the beat cops are asking my editor at the Voice about it. The project has been delayed twice, but is supposed to make an appearance before the city Planning Committee next month.

There have been some very scary rumors about this project, and one of the big problems right now is that these rumors aren’t being refuted because everything is “a secret”, no one really knows what the truth is. Only JoAnn Cornish, the city Planning Director, has been willing to put anything on the record, and even then it was just a brief description. Since January, this project has managed to be the worst-kept development secret in Tompkins County, which arguably Novarr and Proujansky could try to blame on the mayor for his State of the City address, but really if they had wanted him to not say something, they would have said something to him or said something themselves. I give Newman Development and Scott Whitham a lot of credit for “taking the bull by the horns” and issuing a press release about City Centre before rumors could circulate. I think this project would have benefited from a similar approach.

It’d be one thing if it was a relatively modest proposal. If we were talking about 119-125 College Avenue, it wouldn’t be such a big deal. But with this megaproject being described as a $600 million endeavor, there are multiple real estate and related business decisions around the city and county that are in a holdover pattern because everyone’s heard about “John and Phil’s plans” but no one knows what’s going on, not to mention community groups fearing the worst. We’ll see if the big reveal gets delayed again, but for a lot of reasons, I really hope not.





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.





News Tidbits 1/19/2019

20 01 2019

Now, let’s take a look at some notable property sales over the past few weeks. To make this easy, most sales documented in this post will use a standardized format for each entry.

1. What sold and for how much? 8 and 28 Newfield Depot Road, the parcel IDs for the 188-unit Valley Manor Mobile Home Park in Newfield, for $2,300,000 on 12/19/2018.

Who was the seller? Jim Ray Homes, a local manufactured and mobile home dealer, and mobile home park operator.

Who was the buyer? Cook Properties of Rochester, a mobile home management firm with properties across upstate New York.

Anything else? Not especially. The sale was just short of the tax assessed value ($2.3 million vs. $2.369 million), and while it’s a change of ownershipp, it’s also likely a maintenance of the status quo. Still, it’s a high-dollar sale worth noting. The assessment for mobile homes and manufactured homes is a bit funky, and I think the owners only own the lots, which likely contributes to the low price per unit.

2. What sold and for how much? 232 South Geneva Street for $533,000 on 12/20/2018, and 311-13 Farm Street in Fall Creek for $700,000 on 12/20/2018. 232 South Geneva is a 5-unit apartment building in the Henry St. John neighborhood; it sold for $302k in 2013, and $200k in 2008. 311-13 Farm Street is a 3-unit apartment building that sold for $505k in 2009. It includes 15 rentable bedrooms, and a portion that was set aside as an AirBnB by the previous owners, who had it on the market for $750k (assessment $610k). Both are small multi-family examples of the rapid price appreciation Tompkins County has been seeing in walkable urban areas.

Who was the seller? Jeremy Dietz for 232 South Geneva, and S&Y Investments, a California-based LLC (sales docs indicate the owners are John Scarpulla and Allyson Yarbrough) for 311-13 Farm Street.

Who was the buyer? An LLC associated with local landlord and developer Charlie O’Connor, owner of Modern Living Rentals.

Anything else? Don’t expect teardowns here. Generally speaking, that’s not MLR’s approach to Ithaca’s inner neighborhoods. Do expect them to stay rentals, probably with a renovation in the near future (see: 1002 North Cayuga Street and 202-04 East Marshall Street). O’Connor is flush with cash after his multi-million sale of the under-construction 802 Dryden Road to a Pittsburgh-based real estate investor last fall.

3. What sold and for how much? The Sprucewood Apartments in Northeast Ithaca, for $8,640,000 on 12/21/2018.  Sprucewood is a 108-unit apartment complex completed in 1966. All units are three-bedrooms, in eighteen six-unit buildings.

Who was the seller? The Lucente family, who run Lifestyle Properties in Ithaca. They own a host of other housing developments, including the Village Solars under construction in the town of Lansing.

Who was the buyer?  Winston Square LLC, an LLC associated with Stratford Management, a multifamily housing management firm with locations in six states.

Anything else? A case of “under new management”. The Lucentes are a whole lot richer, and Stratford, which mostly owns older apartment complexes across upstate, finally gets a toehold in the stable and lucrative Ithaca market. With it comes a new website and a name change, from Sprucewood to Winston Square. The apartments are primarily located on Winston Court, and the name comes from the late Rocco Sr.’s penchant for naming streets after cigarette brands in the 1950s and 1960s, hence the nickname “Cigarette Alley” for Northeast Ithaca. I don’t imagine that will be a part of the advertising pitch.

4. What sold and for how much? 815 South Aurora Street, for $385,000. The property includes a 2,845 SF industrial building and a 2,537 SF warehouse on 1.85 acres on South Hill. A radio and telecommunication tower is on site.

Who was the seller? Harold Fish. The Fish family has owned the property since at least the 1950s.

Who was the buyer? “IC Overlook LLC”, which appears to be associated with Modern Living Rentals and its owner, Charlie O’Connor.

Anything else? With Todd Fox, O’Connor proposed an 87-unit (all studio units) apartment building for the site in 2015, and in order to move forward, the duo had to make a case for the city to change its rules for building near radio and telecommunication towers. Most communities use the height plus 10 feet; at the time, Ithaca used double the height. This is a 170-foot tower, so that meant a 340 foot radius, instead of 180 feet as seen in most communities. The logic is the height plus a bit for bounce; but planning staff mused that Ithaca was a bit paranoid when the legislation was drawn up in the 1990s. The zoning code was revised, but such that it’s height plus 20% – a 204 foot radius, so the project had to be redesigned a bit. The last that was heard, plans were being for a 125-bedroom project in December 2016, but nothing came to light.

Until now. A sketch plan is scheduled for the planning board meeting next week.

5. What sold and for how much? 327 West Seneca Street, for $235,000 on January 11th.

Who was the seller? The estate of Orson Ledger, a man who was known in his decades of Ithaca for providing affordable housing by running his properties into the ground so that assessments would be low. Folks involved with Ithaca’s rental market in decades past tend to have strong opinions about Ledger, who died in a car accident five years ago.

Who was the buyer? An LLC tied to Visum Development Group.

Anything else? It means Visum’s 12-unit workforce housing proposal approved for 327 West Seneca Street is now one step closer to happening.

6. What sold and for how much? 305 West Green Street, for $560,000 on January 17th. 305 West Green Street is the former Ithaca Plastics. The property hosts a 2,400 SF home and a 5,150 SF industrial building.

Who was the seller? Richard and Sharon Buechel of Dryden, who had owned the property since 1989.

Who was the buyer? Cascade Studios LLC, which is registered to the address of Ithaca musician Brian Thrash.

Anything else? Generally not wise to take guesses on these sort of things, but plans for a music/recording studio, perhaps?

7. Something that catches the eye – local landlord Ed Cope has been actively selling off many of his rental properties. 310 Farm Street was sold for $365,000 on 12/28 to Jonah and Alicia Freedman, as was 312 Farm Street, for $395,000 on the same day. 513 South Aurora Street was also sold on December 28th, to Andrew Schreck for $425,000. Cope sold out of his share of 324 West Seneca Street for $180,200 on January 17th, and sold out of his share of 318-20 West Seneca on the same day for $349,800. That’s in addition to the sale of 115 Linn Street for $540,000 last October. That’s six sales in four months.

Vice-versa, Cope bought 107-09 Hudson Street from the estate of Sophia Tselekis for $540,000 on January 10th. Previously, Cope purchased 115 Hudson for $495,000 in October, and 108-110 Hudson Street for $460,000 in September.

All of this is to suggest that Ed Cope has been a very busy man lately. It would look as if he’s selling off properties to finance purchases of other properties clustered on the 100 Block of Hudson Street, just south of downtown and Six Mile Creek. Cope already owns 105 Hudson Street and 201 South Aurora Street on the corner, 114 Hudson, 117 Hudson and 118-120 Hudson. That leaves three properties in that cluster of eleven that he doesn’t own – 101, 111 and 112 Hudson Street. It’s not clear if something is in the works, but it is curious.

Now onto building loan agreements:

8. Where property received the construction loan? 232-236 Dryden Road, also known as “The Lux”, a 206-bedroom pair of student-oriented apartment buildings completed in 2018.  Visum Development Group completed the project, and plans are in the works for an eight-unit, 16-bedroom third building at 238 Dryden Road.

Who gave them the money? MF1 Capital LLC. The LLC is joint venture between real estate megafirm CBRE, Limekiln Real Estate of New York and Berkshire Group of Boston. According to online reports, it’s a mortgage REIT (Real Estate Investment Trust) focused on providing cash equity to multifamily (about 75% of its business) and seniors housing (the remaining 25%). A bridge loan is a short-term (2-3 year) financial solution, used as a “bridge” when a developer needs quick cash for a prime opportunity and has yet to obtain conventional construction loans. They’re usually easier to obtain because the analysis that goes into determining whether or not to extend the loan is less extensive, usually based on property value (which means a high-value loan in the case of a large Collegetown property). The trade off on these loans is that they often come with a high interest rate; and with that short term period, the loan will have to be paid back within a few years.

What it suggests here is that Visum has put most of its revenue right back into its latest plans in the form of working capital, and that there’s high confidence both in themselves and from the investor that those plans will be successful. That seems to make the most sense given Visum’s explosive growth. On a related note, $1.5 million would be about right for a new eight-unit apartment building on this site.

 

 





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





119-125 College Avenue (College Townhouses) Construction Update, 12/2018

16 12 2018

The CMU (concrete masonry unit) elevator/stairwell cores are being assembled for Novarr and Proujansky’s Cornell visiting faculty and staff housing at 119-125 College Avenue. The North Building’s core tower is complete and capped with an American flag courtesy of Welliver (who are proudly displaying their involvement with Cornell’s North Campus Residential Initiative on their homepage, and is co-developed by Novarr and Proujansky). It’s kinda intuitive from the east tower, but workers work their way up along the inside, using the steel girder in the center. The plastic sheeting offers some basic weather protection as the cinder blocks are mortared and laid into place in a running bond pattern. These cores give an idea of how tall the finished buildings will be, though keep in mind the lowest exit/entry opening is the basement, which will be built out and backfilled up to ground level as construction progresses.

One of the reasons why the hot gossip swirls around Novarr’s Collegetown plans is that he enjoys a very close relationship to Cornell, so if the university determines it wants to do something Collegetown, they can turn to someone who has a lot of developable property and a strong relationship with the school. Rather than deal with the potentially damaging public blowback of a tax-exempt property, Novarr and Proujansky keep it on the tax rolls and create a welcome degree of separation. Most of their properties are fully taxed – the Breazzano, which serves an academic function rather than ancillary function like housing or student services, has a PILOT agreement for fifty years.

Apart from the excavated sites and elevator cores, the concrete foundation work (footers, slab pours, foundation walls) is ongoing, mostly at the south building. It doesn’t look like the north building is quite as far along, even though the elevator core is complete.

Project information and history can be found here.





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.