News Tidbits 5/27/19

28 05 2019

Just a quick pose here to share and take a look at the city Planning Board Agenda tomorrow evening:

1. Agenda Review 6:00

(there is no Item 2. on the agenda)

3. Privilege of the Floor 6:25

4 Approval of Minutes: April 23, 2019 6:35

5. Site Plan Review


A Project: Greenstar Project Changes 6:40
Location: 770 Cascadilla Street
Applicant: Noah Demarest, Stream Collaborative (for owner)
Actions: Approval of Project Changes

Project Description: This project was approved by the Planning Board on June 26, 2018, with subsequent changes approved by the Board on March 26, 2019. The applicant is now returning to with requested items and to request additional changes. Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/774

The GreenStar project was halted by the board due to aesthetic concerns related to the value engineering. In response to the concerns about the blank wall that would face Route 13, the mural above has been proposed. The development team is also proposing new signage and replacing the wood bollards in the parking lot with lighted steel bollards.

Few further issues are expected to come up, and approval of these changes would allow the project to continue with construction. GreenStar is certain enough of the Board’s approval that its existing 10,000 SF space at 701 West Buffalo Street has been put up for lease.

B Project: Chain Works District Redevelopment Plan 6:50
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Presentation of Revised Phase 1, Public Hearing, Potential Preliminary Approval of Conceptual Site Plan

Project Description: The proposed Chain Works District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. Completion of the Project is estimated to be over a seven-to-ten year period and will involve renovation of existing structures as well as new structures to complete a full buildout of 1,706,150 SF. The applicant applied for a Planned Unit Development (PUD) for development of a mixed-use district, and site plan review for Phase 1 of the development in 2014. The project also involves a Planned Development Zone (PDZ) in the Town and subdivision. This project is a Type I Action under the City of Ithaca Code, Environmental Quality Review Ordinance, §174- 6 (B)(1)(i),(j),(k),(n), (2), (6), (7),(8)(a)and (b) and the State Environmental Quality Review Act §617.4 (b)(2),(3), (5)(iii), (6)(i), and (iv), for which the Lead Agency issued a Positive Declaration of Environmental Significance on October 28, 2014. The Lead Agency held subsequently Public Scoping on November 18, 2014. The Lead Agency deemed the Draft GEIS adequate for public review on March 8, 2016, held the public hearing on March 29, 2016 and accepted comments until May 10, 2016. The Lead Agency filed a Notice of Completion for the FGEIS on March 5, 2019. The FGEIS includes the original DGEIS, all comments and responses on the DGEIS, revised information resulting from those comments, and updated information since the publication of the DEIS. The Board adopted findings on March 26, 2019. The applicant is now proposing Phase 1 of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Doing a cross-check, I don’t quite see what changes have been made with Phase I, though early plans called for more office space (now mixed-use, with office space and 60 apartments). Approval of the concept plan (in relation to the FGEIS) is not the same as approval of the individual renovation plans, which have been submitted but will take a couple more months of the standard retinue of environmental assessment forms and declaration of findings. The approved EIS looks at the concept as a whole, while materials, construction impacts and other details associated with individual building plans still require going through the planning board.

C. Project: North Campus Residential Expansion (NCRE) 7:10
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Continuation of Site Plan Review (Jessup Road Elevations & Conditions of Approval)

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 1,200-seat, 66,300 SF 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) for which the Lead Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site Plan Approval to the project on March 26, 2019. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This one’s starting to get a bit long in the tooth – Cornell was hoping to start construction by the beginning of summer, so that the first phase of dorms (Buildings 1 and 2 above) would be ready for occupancy in August 2021. According to Kim Michaels of landscape architect (and project team rep) TWMLA, they’re aiming for preliminary approval at the June 25th meeting, which would allow them to obtain construction permits to start work. The village of Cayuga Heights’ planning board gave their okay last month, and the town has granted preliminary site plan approval as well.

Changes include replacing the concrete retaining wall for Awke:won’s driveway with natural stone, minor grading adjustments, replacing plaza asphalt with concrete and porous pavers, revised plantings (partly at the town’s suggestion, partly because the demolition plans requires the removal of six more mature trees than first anticipated, and the project team is aiming to plant new trees to make up for it), revised sidewalks, bus stops and ADA ramps.

D. Project: Arthaus on Cherry Street 7:30
Location: 130 Cherry Street
Applicant: Whitham Planning & Design (on behalf of Vecino Group)
Actions: Consideration of Preliminary & Final Site Plan Approval

Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’ needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning 50 to 80 percent of the Area Median Income. The north edge of the property will include a publicly-accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/946

The IDA has given its approval on the tax abatement, so all that’s left on the approvals side of things is preliminary and final site plan approval – with those, Vecino can begin work on affordable housing grants to help fund the project. Vecino will be pursuing a less-competitive 4% low-income housing tax credit (the typical, highly-competitive LIHTCs are 9%; quick refresher, these credits are sold to outside investors and the money is then used to fund the project), and the project team seems comfortable stating that construction will start by the end of the year for a 2021 completion.

E. Project: Student Housing 7:50
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Potential Consideration for Preliminary Site Plan Approval

Project Description: The project applicant proposes a new 49-unit student housing complex (16,700 SF footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning. The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/982

The project description is not accurate. According to the memo from STREAM, the project is 65 units, but still 141 beds, with 2 one-bedroom, 40 two-bedroom, and 23 three-bedroom units. This has created some minor exterior changes, mostly in the window arrangements. A report from TAITEM chimed in to say that the project does meet the city’s Green Building Policy (which is approved in concept but has slowly been trudging through the legal details). Neighbors have expressed concerns with the project

F. Project: Mixed Use Apartments (77 Units) 8:10
Location: 510 W MLK/ State Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Declaration of Lead Agency, Review – Draft FEAF Parts 2 & 3

Project Description: The applicant proposes to construct a 4- to 6-story building with a footprint of 13,730 SF and a GSA of approximately 74,700 SF. The project will have 2,100 SF of retail space on the first floor facing W State/ MLK Street and 77 housing units, permanently affordable to households making 50-70% Area Median Income (AMI). Building amenities include a community room, bike and general storage, a laundry room and a fifth floor lounge with access to a rooftop terrace. The project site has frontage on three streets (W State/MLK, Corn and W Seneca) and is in two zoning districts: CBD 60 in which the maximum height is 60’ and B-2d in which the maximum height is 40’. Neither zone has a prescribed number of stories. The project is subject to the Downtown Design Guidelines and will likely require an area variance for rear yard setback. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Looks like the number of units has settled on 77. The question here remains what to do with the State Street elevation, given the likely zoning change will force a 15′ setback from the 5th floor instead of the sixth as proposed.

G. 312 E Seneca Street – Sketch Plan 8:30

The original design above received the planning board equivalent of a roundhouse kick to the jaw, so we’ll see what happens with round two, for which it is hoped the Stavropoulos family and their architect (presumably Jagat Sharma as before) have read the Downtown Design Guidelines. Given its location on the edge of Downtown Ithaca, this is a CBD-60 site, six floors, 100% lot converge, no parking covering.

A potential wild card here is the recent rumor that the owners of the properties next door on North Aurora have put the assemblage up for sale. A redesign may or may not include those properties.

6. Old/New Business 9:00
-Special Meeting Agenda for 4-30-19
-Board Retreat Topics
-Sexual Harassment Training

7. Reports 9:10
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 9:30





News Tidbits 3/30/19

31 03 2019

original renders

revised renders

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

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

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

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

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

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

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

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

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

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

//www.instagram.com/embed.js

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





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 3/10/19

11 03 2019

1. Next Tuesday, Tompkins County is planning to present a “progress report” on its study on whether or not to buy 408-412 North Tioga Street and redevelop the site. First, let’s not be coy – Tompkins County isn’t really considering any other sites, and staff and officials are pretty strongly inclined towards purchase of the vacant site.

That doesn’t mean they want to tick off the city in the process. It looks like a few different configurations are being considered, but the plans crafted by HOLT Architects essentially call for a new 3-story, 37,000 square-foot building (10,500 SF floor plates with basement space) to replace the 11,000 SF 1950s office structure on the site, restoration of the 19th century building at 408 North Tioga, at least 27 parking spaces in an internal lot, and the selling of land along Sears Street for the construction of two, two-family homes. The county has been in talks with potential developers for those homes, which are likely to be affordable housing since they’ve been in touch with INHS as well as an undefined “others”.

The county has to make its decision by next month, and while there are no hard plans, chances are looking good that the county will be buying the property. A bit more mild speculation off that, I’d wager HOLT will have an inside track in getting the contract to design of the new office building, because they’ll already have an intimate familiarity with the site. While HOLT tends towards modern design, I’d imagine that an office proposal that borders a historic district, whether from their drawing boards or someone else’s, will be more toned town in an effort to fit into the neighborhood.

2. Although speculating is never a good idea, looking at the features of the Immaculate Conception School Redevelopment, I think INHS is in very good shape for getting a Planned Unit Development zone approved by the Ithaca Common Council. Right now, it’s 75 units of affordable housing, with four of those for-sale (if there are unit changes moving forward, it seems to be for more for-sale units and fewer rentals), ~5% will be enabled for physical handicap, ~15% set aside for a special needs group (previously homeless and units for the developmentally disabled is one idea being floated),  non-profit office space for family and childrens’ social services, protection of the Catholic Charities Building, sale of the school gymnasium to the city for use by the Greater Ithaca Activities Center, and changes to design (reduction of a floor and inclusion of a few larger 3-4 bedroom rental units) that demonstrate responsiveness to community concerns as well as transparency with its pre-application community meeting process. Probably the one thing that will remain a sore spot is parking, but this is within several blocks of Downtown Ithaca and close to existing community services, and

Reading down that list, there are a lot of community benefits involved with this plan, and honestly, I think this is exactly what the city hoped to achieve with the PUD Overlay District. The existing zoning would not be amenable to the design as-is, or to the office space alongside the housing. But INHS is putting something out there that appears to make the PUD review process well worth the city’s time and effort.

 

3. Here is the February redesign of the Arthaus Ithaca project by the Vecino Group. This is the 120-unit affordable housing project planned for 130 Cherry Street, a mostly industrial/post-industrial area that’s starting to see some major reinvestment as attention turns towards the waterfront and the new mixed-use zoning that makes projects like this possible.

I’ve already taken to Twitter to vent about this, but this is just a flat-out unattractive design. The windows are a tough reality of affordable housing – larger window areas raise utilities costs and construction costs, so affordable housing tends to have lower wall-to-window ratios. But the paneling, which can easily be swapped out for different colors and patterns, is just downright ugly. I know it’s a light industrial area, but faux-grunge/faux-decay is not a good look for affordable housing, whether “artistically-inclined” or not. Plus, it’s mostly whites and greys, which for anyone who’s been through a long, dreary Ithaca winter, knows that’s a very depressing combination. So, long story short, like the intended use/program, don’t like the “aesthetics”.

4. In the finishing stretch, the Hilton Canopy Hotel and City Centre have submitted sign packages to the city for approval. The Hilton has something called “Ezra”, ostensibly a nod to Ezra Cornell, but unclear from the submission if Ezra is the name of the hotel or something else; pretty sure the restaurant space was omitted late in the approvals process, so I don’t think it’s an eatery of some sort. Correction: per phone call from project representative Scott Whitham, they added a restaurant back into the plans late in the design process, so Ezra is the small in-house restaurant within the hotel.

As for City Centre, its signage for the Ale House, Collegetown Bagels and Chase Bank. Although two of three are cannibalizing other Downtown locations, the move comes with some benefits – it’s an expansion for CTB and the Ale House, and the Ale House is expecting to add 20 jobs, and CTB will likely add a few new positions as well. Chase is totally new, and if the average bank branch is 2,000 SF and 6.5 staff, it seems safe to assume that a 5,357 SF branch/regional office is probably 12-15 staff. Ithaca’s own HOLT Architects is engaged in some minor building design work and Whitham Planning and Design is doing the landscaping (including the heat lamps, string lighting and fire pits), Saxton Sign Corporation of Auburn will make the signage, Trade Design Build of Ithaca and TPG Architecture of New York will flesh out the interiors, and East Hill’s Sedgwick Business Interiors will provide furnishings. Clicking here will allow you to scroll through the interior layouts for the retail spaces.

5. Now for some bad news. The GreenStar project is in bad financial straits because the construction bids came in well over budget. As a result, they’re rebidding the construction contracts, and “value-engineering”, the dreaded “V” word. Deleted farm stand, deleted forklift shed, deleted some windows and awnings, cheaper siding, reduced Electric Vehicle chargers, smaller mezzanine, and reconfigured trees and dumpster areas at NYSEG’s request. These changes will be reviewed by the city Planning Board at this month’s meeting, and are likely to pass without much issue; it’s frustrating but no one wants to see GreenStar’s project fail.

6. A few interesting notes from the IURA’s Neighborhood Investment Committee meeting:

7. Here’s a project that was submitted the IURA for possible grant funding, but later withdrawn: the second coming of 622 West Clinton Street.

The first time around in 2016, applicant Jerame Hawkins applied to build an affordable, modular duplex at the rear of the property, but the plans weren’t fleshed out and secure enough for the IURA to consider funding. Since then, Hawkins has bought the property and is once again considering a partially-affordable duplex, this time an infill addition by local architecture firm Barradas Partners and construction by Rick May Builders. One unit would be 2 BD/1.5 BA and fair-market value (another way to say market-rate), and a 4 BD/1.5 BA targeted at 60% LMI. The request was $37,000 towards a $237,000 project. In my mind, the issue is the same as the old proposal – the LMI unit was officially limited to one year, which means he could make it market-rate afterward. The IURA would want more bang for their buck, and long-term affordability would be necessary for funding. Still something to keep an eye on in case Hawkins pursues it further.

8. The Amabel project is still being worked out, but there is movement. the plan for 31 units of sustainable for-sale housing has been beset with issues. The city of Ithaca is planning to sell land to New Earth Living to let the project move forward, but that sale is contingent on the politically distinct town of Ithaca’s approval. Back in the 1990s, when Southwest Park was designated for development, 26 acres of land was bought in the town of Ithaca as substitute park land. That includes the eastern third of the Amabel property, which was bought with the parcel on the other side of the Lehigh Valley Railroad, but not intended as park space. However, when the deed was written in 1999, it had a restriction saying that all 26 acres could only be used as park space. It now needs to get straightened out, with the town lifting the restriction on the Amabel subsection so that the sale can move forward, and hopefully, Amabel can finally get underway.

 





GreenStar Co-Operative Market Construction Update, 2/2019

2 03 2019

We’re going to rewind the clock a bit on this to before GreenStar. It’s early 2017. Two major regional medical service providers are eyeing locations in the affluent and growing city of Ithaca. The first is Cayuga Medical Center / Cayuga Medical Associates. The second is Guthrie Clinic / Guthrie Medical Group.

How bad did these two want to outdo each other and lock their rival out of the city? So much so that Cayuga Medical Center paid several times the value on Carpenter Business Park. So much so that Guthrie bought a site that would fail to meet their needs.

For neither CMC or Guthrie was it the best of moves, but not everything is done rationally. In June 2017, Guthrie paid $2.85 million for the properties at 750 and 770 Cascadilla Street, over the asking price of $2.7 million. For those millions they purchased 3.12 acres, with a 37,422 SF printing press/ warehouse built in 1980, and a 30,000 SF storage facility built in 1988. Cornell University had previously used the facilities as part of its printing press operations, and had been seeking to sell the properties since July 2016.

Guthrie started looking at its options at that point, and wasn’t liking them. But there appeared to be an opportunity. The developers of City Harbor, working on their mixed-use proposal a couple of blocks away, would provide Guthrie a convenient escape hatch to Pier Road, where they could build a structure from scratch that would suit their needs. In return, Guthrie would offer up its recently-purchased Cascadilla properties to GreenStar on a long-term lease, with an option to buy.

For GreenStar Co-Op Market, the site was a welcome opportunity of its own, a real estate version of “one man’s meat is another man’s poison”. Founded in 1971, GreenStar has been leasing its current location at 701 West Buffalo Street since the fall of 1992, following a fire that destroyed their store on North Cayuga Street. Satellite stores operate out of the DeWitt Mall at 215 North Cayuga Street in Downtown Ithaca, and at 307 College Avenue in Ithaca’s Collegetown neighborhood. Specializing in locally-sourced and organic foods, the co-op has enjoyed significant market growth in the past decade, with sales increasing by nearly 50% since 2011, to over $22 million annually.

That was both a good and a bad thing. As I wrote for the Voice back in April 2018, GreenStar makes a very small profit on sales, and relies on membership growth as a supplement. But their West End store was jam-packed, all built out with no more room and increasingly agitated co-op members. With other grocers moving in on the organic and natural food market, it was going to be grow, or perish, taking 200 jobs with it. GreenStar had been in talks with landlords and developers for a new space, and City Harbor’s project team was one of those who listened. Just as City Harbor’s Pier Road was Guthrie’s escape hatch, 770 Cascadilla Street was going to be GreenStar’s.

Plans were first announced in December. As a Co-Operative food market, GreenStar has to put any kind of move of this scale out to its shareholders for a vote, through paper and electronic ballots with a three week voting period in March of 2018. The vote for the move was 92% in favor. The project was approved by the city last July, and the groundbreaking was this past November. If all goes well, the lease agreement will allow GreenStar to buy the property from Guthrie in 2030; this passed the member vote with 97% saying yes.

The plan is to renovate 770 Cascadilla into the latest and greatest GreenStar flagship. 750 Cascadilla would come down for a 160-space store parking lot and landscaping. The new space would have an edible garden, outdoor cafe, mezzanine stairway and classrooms. The building would be refinished, insulated, and potentially net-zero energy compatible, meaning all the energy it consumes comes from renewable sources. Breaking it down, the new retail area will be 16,500 SF, there will (well, was, see the last paragraph in this entry) be 5,200 SF mezzanine space for office and administrative functions, and a 13,000 SF kitchen and events space. With the addition of the mezzanine, the warehouse will be expanded in square footage from about 30,000 SF to 35,219 SF. The Space @ GreenStar would be moved to within the new store, and shrink from a 225-person capacity, to 125, and once moved in the old Space @ GreenStar location will be put up for sale. The Space isn’t much of a revenue generator for the Co-Op, and is rarely utilized at full capacity.

The project will take a little over a year, from November 2018 to December 2019 (the store itself wouldn’t open until February 2020, after the equipment is in, shelves are stocked and electronics are tested). Local architecture firm STREAM Collaborative is in charge of exterior design, and architect Pam Wooster will handle the interior layout. Elmira’s Edger Enterprises will be the general contractor for the buildout. Delaware River Solar will supply the solar energy to power the building via an off-site array.

GreenStar, which is carrying out the project with its City Harbor partners (Edger Enterprises, Morse Construction and Lambrou Real Estate) as Organic Nature LLC, did apply for and receive a standard seven-year tax abatement worth about $625k, about 4% of the project cost. $130k in new taxes would be paid over the period. GreenStar’s project would add at least 40 full-time equivalent positions with most jobs in the $15-$16/hour range plus benefits (Starting pay will be about $13.50/hour plus benefits; GreenStar has previously been certified as a living wage employer, though they appear to have been just below it in 2017). Generally speaking, the abatement application was one of the less contentious public hearings, which could be due to GreenStar’s stature in the Ithaca community, its labor and environmental practices, and because dedicated opposition could put 200 jobs and the whole Co-Op at risk of closure.

According to GreenStar’s TCIDA tax abatement application, while the project is $4.9 million to build (hard costs), the overall project costs are $14.8 million. Other sources have said $3.7 million in hard costs, so YMMV. Along with $8.7 million in bank and credit union financing, and $4.6 million in cash equity, the Co-Op has launched a $2.5 million capital campaign to sell investment shares to owners to help cover the project costs.

At present, a large gap has been opened in the exterior of 770 Cascadilla’s CMU facade. This is where the entrance of the new GreenStar will be, and it was practically the only major design change during the review process. The steel sitting aside the building may be for building out the mezzanine. A pile of debris sits next to 750 Cascadilla, which will itself be a pile of debris in due course. About the biggest loss here will be some pretty fantastic street art.

In the past couple of weeks, the interior was revised as a cost-cutting measure, shrinking the mezzanine by roughly half and reducing the size of the classrooms from 108 seats to a single room of 33, with the former first-floor classroom space now replaced by offices for GreenStar staff. The opening also appears to have been pushed back by 1-2 months, to “early spring 2020”.

 

Early render

early render

final render

 





News Tidbits 6/23/2018

23 06 2018

1. The Town of Dryden has rejected the Planning Board’s suggestion for a Varna moratorium. The vote was 3-1, with one absent. This means that Trinitas may continue with the project review process – it does not mean Trinitas will automatically be able to build their proposal as currently drawn up, since planning board review, town board approval (Special Use Permit) and zoning board approval are still required.

Unfortunately no members of the press were present at the meeting – I found out through reader email. Most were covering the Democratic Party NY-23 candidate forum, and the first mention of the moratorium vote online was in the uploaded board agenda that went up just a day earlier.

Image courtesy of the Lansing Star

2. When I first broke the Lansing Senior Cottages story for the Voice, there was something I was concerned would happen, but didn’t include in the write-up, because speculating gets me in trouble. But these are homes looking at middle-class seniors, placed next to $500,000-$700,000 homes. The residents of those luxury homes aren’t happy, as reported by Dan Veaner at the Lansing Star.

They’re angry, which is fair in the perspective that when the property was plated, there was no sewer available here, and the plan was to keep it all high-end 2500+ square-foot homes. But the owner/developer of the land is selling off the future phases without any of the old covenants in place, meaning it’s subject to standard village zoning. 800-1200 SF cottages for seniors, some of which may potentially be for sale, is a welcome proposal to the eyes of the county. It seems unlikely this is going to hurt their home values; this is mid-market senior housing, not college student apartments (the only beer on the front lawn you’re going to see is if developer Beer Properties puts up signage). Plus, if you’re going to poll public opinion on this one, wealthy homeowners vs. middle-class seniors is not going to engender support for the homeowners. They could try a lawsuit against the landowner, but I’m doubtful it’s much of a case unless their covenants explicitly said what the undeveloped land would be used for.

The project is currently 107 units over multiple phases, about twenty more than allowed by zoning as-of-right, so it will need to go through a PDA with the village Board of Trustees’ consent, and Planning Board approval.

3. The Crossroads Life Center planned for the 100 Block of Lansing’s Graham Road is no longer alive. The project, which called for a meeting and retreat space to be owned and maintained by the Cornell International Christian Fellowship, fell through, and the land it was proposed for is once again up for sale. The 9.35 acre property (about 3-4 acres were to have been subdivided for the project) is for sale for $239,000. A couple half-acre home lots could be easily subdivided off along Dart Drive, but further development would have to address an old family cemetery towards the rear of the property. Zoning is medium density residential. Maximum buildout without special planned development area (PDA) rules is about 20 units under the village’s Medium Density Residential zoning.

4. Speaking of land for sale in Lansing, Cornell is actively marketing the remaining vacant parcels in its Business Park. Most of the park was built out in the 1980s and 1990s, with only a few building additions in recent years. A 5-acre parcel is available between 20 and 33 Thornwood (foreground in the aerial) for $63,000, and a 22-acre parcel is available for $276,000 (it may be subdivided further), and a 6.89 acre parcel next to airport is available for $86,500.  Lansing zoning doesn’t allow housing here, and so a commercial or industrial project will need to deal with the gas moratorium. A run-of-the-mill office building might be able to make the finances work, but an industrial or lab building with high energy needs is probably is out of the question until some gas is freed up (i.e. the airport renovation), or energy alternatives become more cost efficient.  The county is working on financing a Business Energy Navigator Program to help interested businesses determine their needs and options. Should something happen up here, look for an update.

5. The town of Ithaca is looking at expanding their Public Works Facility at 106 Seven Mile Drive “to better accommodate [their] growing employee base”, and is doing a feasiblity study to see how much and what costs they can expect. The study would be conducted by HOLT Architects with several engineering and landscaping partners (the usual retinue of T. G. Miller (Civil Engineering), Elwyn Palmer (Structural Engineering), TWMLA Landscape Architects, and a mechanical/electrical engineering firm, Sack Associates), and is projected to cost about $21k for all parties. The town board will vote to authorize the study next Tuesday.

6. The good news for the county was that the state gave Milton Meadows a big grant to move forward. The bad news is, they were hoping for three grants, the others for NRP’s Ithaca Townhouses and Lakeview’s West End Heights (709-713 West Court Street). The county is trying to find other funding streams with which to get these affordable housing projects to move forward this year.

The Ithaca Townhomes would add 106 units in two phases near Cayuga Medical Center. West End Heights would add 60 units, including units for those with special mental health needs, and units for those currently experiencing homelessness.

7. Not a big city planning board agenda meeting this month, but still some interesting details. Here’s the rundown.

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

3. Subdivision Review

A. Project: Minor Subdivision 6:15
Location: 508-512 Edgewood Place
Actions: PUBLIC HEARING – Potential Determination of Environmental Significance – Potential consideration of Preliminary and Final Approval

This subdivision at the end of a private street in the East Hill neighborhood would re-subdivide a double lot that had been consolidated after the original house burnt down in the late 1930s. Any news structure on the newly created .326 acre lot would be subject to Ithaca Landmarks Preservation Commission design review. No specific plans are on file.

B. Project: Minor Subdivision 6:30
Location: 101 Pier Road
Actions: PUBLIC HEARING – Determination of Environmental Significance – Potential consideration of Preliminary and Final Approval

This subdivision is to partition out the square of land Guthrie Clinic would be using for their new medical office building as part of the City Harbor development – they want to own their own building and parcel.

4. Site Plan Review

A. Project: Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 6:45
Location: 128 West Falls Street
Applicant: Ron Ronsvalle
Actions: PUBLIC HEARING – Consideration of Preliminary Subdivision Approval – Recommendation to BZA

This project came up earlier this month in a previous news roundup – a five-unit infill project in Fall Creek, originally approved in February 2015, and revived now that the developer has found a way to continue working after a debilitating accident. Don’t foresee any issues here.

B. Project: GreenStar Cooperative Market 7:15
Location: 750-770 Cascadilla Street
Applicant: Noah Demarest for the Guthrie Clinic (Guthrie owns the land)
Actions: Consideration of Preliminary and Final Site Plan Approval

Since the last round, plantings were added, the lighting and front entrance was revised, and the project team is in discussions with the gas station next door to add planting and landscaping there as well.

C. Project: Apartments (60 units) 7:35
Location: 232-236 Dryden Road
Applicant: STREAM Collaborative for Visum Development Group
Actions: Consideration of Approval of Revised Transportation Demand Management Plan

“The applicant has revised the site plan such that the previously proposed off-site parking is no longer included in the project and has updated the TDMP narrative to reflect this.”
D. 327 W Seneca St- Housing 7:45
The new shiny. 327 West Seneca is a B-2d-zoned property on the edge of the State Street Corridor – B-2d allows multi-family housing up to 4 floors and 40 feet with 75% lot coverage. It is currently a nondescript 3-unit apartment building, that’s been for-sale for almost a year now (asking price $264,900).
A cursory search of LLC filings finds 327 W. Seneca LLC was recently registered in Tompkins County, and the address it is registered to, is the business office of Todd Fox, CEO of Visum Development Group. This may be the project alluded to in the New York Main Street grant to be written by the Downtown Ithaca Alliance, which talks about a 12-unit project by Visum planned somewhere in the State Street Corridor. No guarantees, but this seems likely to be that project.
5. Zoning Appeals 8:10
#3099, 314 Taylor St, Special Permit
#3100, 128 Falls St., Area Variance
#3101, 437 N Aurora St, Area Variance




News Tidbits 2/26/2018: One, Two, Many Tweaks

26 02 2018

1. Let’s start off with some bad news. Than Lansing Star is reporting that developer Eric Goetzmann is in serious trouble. The village of Lansing Planning Board rejected his latest request for the Lansing Meadows senior housing component, which was to build twelve units on a fraction of the lot, and leave the rest vacant. Frankly, they liked the units, but the vacant and potentially saleable lot was too much for them to overlook. To be honest, they and the village Board of Trustees have been fairly accommodating to his other requests, but this seems to be the last straw, and they let him know it.

They will consider the latest revision, but only as a major revision, not as the minor change Goetzmann had hoped for. That means it will take months to go through the procedural review and vote. Meanwhile, the IDA has initiated legal action because Goetzmann failed to hold up his end of the deal they agreed to when he received his abatement back in 2011.

Some projects are successes. Some break even, some don’t turn out as well as hoped. But as Lansing Meadows goes, this is neigh close to a disaster.

2. On a more positive note, Lansing will be considering, coincidentally, another 12-unit townhouse project. Called “Triphammer Row”, the market-rate units are planned for the vacant rear portion of a Cornell-owned parcel at 2248 North Triphammer. This blog reported on the parcel in a news roundup back in July 2016, when it went up for sale:

“Hitting the market this week is a potential opportunity for the deep-pocketed investor/developer. The property is 2248 North Triphammer Road in the village of Lansing. The sale consists of two parcels totaling 3.42 acres – a 1.53 acre parcel with a 2,728 SF M&T Bank branch built in 1992 and holding a long-term triple-net (NNN) lease; the other, an undeveloped 1.89 acre parcel to the rear that the listing notes could be developed out into 13 housing units. The price for the pair is $2,125,000.”

The plan calls for roughly 1,350 SF units with ground-floor garages. They’re intended to be marketed towards seniors looking to downsize, and young families. The developer is Robert Poprawski, who runs a small hotel group (Snooze Hotels) in metro Fort Lauderdale, Florida. Poprawski is a 2005 Cornell graduate, so there’s the likely local connection.

The planning board is supportive, but the big issue will be the driveway – they would prefer the townhomes share Sevanna Park’s driveway. That’s tricky because Sevanna Park’s road is privately owned. Not impossible to make a deal, and it would likely have the village’s benediction, but it’ll take a little while to see if a deal can be made between Sevanna Park’s HOA and Poprawski (all things considered, given that a much larger retail/office building and parking lot could be built on the combined lots, 12 more homeowners doesn’t sound like a bad option).

The village is also reporting there are development plans for the balance of the Millcroft property (the 32-acre remainder of the parcel, once intended for luxury single-family homes, has been for sale for a while), and vacant 4.56-acre 9 Dart Drive. The Ramada Inn (correction: the new extended-stay hotel proposed behind the Ramada) and Target are the only businesses interested in buying their properties from the mall’s owner, and Bon-Ton’s on deathwatch. The town’s code and planning officer notes that if it weren’t for Namdar Realty buying the mall, it would have failed, which would have forced the remaining tenants out and turned the mall into a vacant husk, to say nothing of the property tax implications.

3. Let’s shift over to Dryden. It’s been rumored for a little while that 1061 Dryden, aka the “Evergreen Townhouses”, would be trying to shift towards a smaller footprint – here’s the plan. The approved proposal calls for 36 3-bedroom units, six strings of six units. The reduced size plan still has six strings of six units, but the middle four have been reduced to two-bedroom units. The total occupancy goes from 108 to 84, and the footprints have shrunk as bit. Old render at top, new renders at middle, new site plan at bottom with new footprints in red. HOLT Architects’ design is generally the same, though I have an armchair critique with the rear flanks of the strings – a window opening would do a lot for aesthetics, if the floor plans permit.

(You can check the town’s website for docs, but some webpages have been hacked and replaced with a phishing scam, so use caution).

According to Dryden town planner Ray Burger, the developer, Lansing businessman Gary Sloan, would like to start construction this summer. That would put these units on track for an opening in time for the 2019-2020 academic year (in other words, about 12-14 month constriction timeline).

4. Another project moving forward – 118 College Avenue in Collegetown. This is a Visum proposal to replace a five-bedroom house with a 5-unit, 28-bedroom apartment building. The project was approved by the city early last year. According to the advertisements on Zillow, rents are expected to be $1,200/person, plus utilities.

I asked Visum’s Patrick Braga to confirm, and he replied that building permits would be approved “any day now”, so they’re probably looking at an August 2018 opening. With regards to a follow-up inquiry about its near-identical twin planned for 126 College Avenue, Braga replied they he does not “have any information on the status” for that project.

5. The new Greenstar West End store. Maybe coming soon. According to the news release, if the membership approves the move, the new store would be open at 750 Cascadilla Street by November 2019. The expansion would more than double their floor space, and add sixty living-wage jobs. Membership will vote on the plan next month.

The above render is courtesy of STREAM Collaborative – even without their logo, their software relies on the same pack of white Priuses, Volvos, and Touraegs to fill parking spaces (my family of mechanics would be proud I use vehicle models as a telltale attribute). The design is attractive for a big box – it has shed roofs and exposed wood trusses that give it a warmer, less industrial appearance. For the record, STREAM also did 118 College Avenue in the previous tidbit.

6. Honda of Ithaca has been sold to the Maguires for $3.5 million. The sale was recorded with the county clerk on the 20th. The acquisition means that Maguire represents just about every major vehicle make in the Ithaca area. It also drew some impassioned responses regarding customer service experiences, which given Maguire’s very visible presence, is not to be unexpected.

According to county records, the 27,558 SF dealership was built in 1985 as Cutting Motors Buick-Pontiac-GMC, and sold for $1.8 million in 2009. It was renovated and expanded in 2012; the portion closest to Elmira Road is the expansion space.

7. The Lambrou family’s latest project is coming along. Being built at 123 Eddy is a contextually-sensitive two-family home at 123 Eddy Street. While modular, the home was designed to have features respectful to its location in the East Hill Historic District – this includes a double-decker porch, roof brackets, shake siding and decorative columns and railings. The new three-bedroom units should be ready in time for the 2018-19 academic year.

8. Quick note – building permits for both the Amici House residential and head start/daycare buildings have been filed and granted by the city. The Harriet Giannellis Childcare Center’s hard costs are estimated at $1,267,479, while the 23-unit residential portion’s hard costs are estimated at $3,627,333. Welliver will be the general contractor.

9. Looks like a pretty quite planning board agenda for this month. A pair of new projects, but they’re small ones. Let’s have a look:

I. Agenda Review 6:00

II. Privilege of the Floor 6:05

III.A. Stewart Park Inclusive Playground 6:15

B. College Townhouses – Modified Site Plan approval 6:35

C. Proposed U-Haul Self-Storage Project – Sketch Plan 7:10

Although vague, this is like for the former Salvation Army property at 339 Elmira Road. U-Haul purchased the lot in January 2016 from the development group that planned and cancelled a hotel for the property. As noted on the Voice recently, there’s been a building boom in self-storage facilities lately.

The most plausible guess for this corporate-owned property is that this will likely take after the chain’s default design for self-storage facilities, with maybe some modest aesthetic differences. Not especially pretty, but the city would probably prefer that over a parking lot for U-Haul trucks.

D. Proposed duplex and parking – 207 and 209 First Street 7:30

207 and 209 are a pair of run-down rental two-family homes in Ithaca’s Northside. After the previous owner passed away, they were sold to local businessman David Barken in June 2017. Barken previously caused a stir in Fall Creek when he bought, renovated and sold a Utica Street home for a much higher price (he said on the list-serve it wasn’t intended to be a flip, it was intended for a family member who decided to live elsewhere). Barken purchased the home for $160,000 in September 2016, and it sold for $399,500 in June 2017. He also rents out a couple other units in Fall Creek.

EDIT 3/8: Rather than a tear-down and replacement, the scope of the project appears to be that the homes would be renovated, and a new duplex would be built towards the rear of the lots. Per email after the meeting from David Barken:

“While in its beginning phases and still taking shape, I have no intention to tear down the existing homes. Instead, I plan to steadily improve these properties, working on both the exteriors and interiors as the planning phases for any future project moves forward.

Rather than de-densification, my aim is to add more fair market rate, non-student housing to the downtown market and add to urban density in our city’s core. I am designing the site for a total of 6 apartments, with an emphasis toward communal interaction, landscaping, and urban gardening. I envision a pocket community for renters, complete with the 4 renovated units in the front of the lot and an additional duplex placed in the rear of the parcel.”

IV. Old/New Business 8:00

A. Chainworks FGEIS

B. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 311 College Avenue – The Number Nine Fire Station

6. Reports 8:20

7. Approval of Minutes (1/23 and 1/30) 8:40

8. Adjournment