Ithaka Terraces Construction Update, 3/2017

20 03 2017

Over at the Ithaka Terraces located at 215-221 West Spencer Street, Building “A” is fully framed, sheathed, nearly all Low-E windows have been fitted and the roof has been shingled. Buildings “B” and “C” are still in the process of framing and sheathing. Building “D” might be excavated at this point, but all the snow made it impossible to tell.

Note that the condos use double-stud walls, meaning their are two sets of wood stud walls used in the exterior frame, parallel to each other but spaced apart by about 5 inches. That space is then filled with R39 densely-packed cellulose insulation. The result has its pros and cons. The cons are that it’s more expensive to build, and it reduces the interior space a little bit. The pro is that it’s very energy efficient, which comes in handy for a project trying to achieve net-zero energy use. Along with the low energy consumption and green features, the project will be powered by a solar array owned by the developer out in Caroline.

Since these buildings will have a stucco finish, and stucco tends to absorb moisture but ZIP sheathing does not, most building codes require a water-resistant barrier between the ZIP sheathing and the exterior stucco. This allows the wall to repel and drain off moisture without risking the integrity of the facade. In the photos below, the WRB is the would be the thin white coating going over the sheathing.

Formal marketing for the 12 units is expected to launch in a couple of months. 10 2-bedrooms and 2 3-bedroom units will be available, with prices ranging from $265,000-$390,000.





1001 North Aurora Street Construction Update, 2/2017

20 02 2017

Another project making rapid progress in a short time. The two two-family homes at 1001 N. Aurora Street are being framed out. Going over the wood studs are Huber ZIP sheathing plywood panels, like all the cool kids are using in residential wood-frame construction.

There are pros and cons to each approach. DuPont, in sales literature for its Tyvek Housewrap, touts easier installation, more durability during installation, and claims superior waterproofing. The ZIP system, however, has made significant inroads into the construction market because it does an excellent job at allowing moisture to escape while keeping external water from getting in, and although it requires a little more care to work with (taping), it’s still fairly easy to work with. ZIP panels also tend to be more expensive. Liquid water-resistant barrier (WRB) sprays like the ones you see used on commercial buildings and at Cornell tend to provide the best waterproofing, but they are the most expensive option. So if one drew a scale weighing cost and performance, they could have housewraps at the low end of cost and relative performance, ZIP panels in the middle, and WRB sprays at the top.

Anyway, these duplexes will be known as 202 Queen Street and 206 Queen Street. In the signage on the site, the bottom design is what was approved (quick tip – do not use old renders on signage). They replace a single-family home. Stavros Stavropoulos is the developer, and Daniel Hirtler the architect – the two are also behind the plans for the new 11-unit apartment building at 107 South Albany Street.

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Ithaka Terraces (215-221 West Spencer Street) Construction Update, 1/2017

14 01 2017

The first building of the Ithaka Terraces, Building “A”, is fully framed and in the process of being roofed. The project uses double stud exterior walls in tandem with Insulated Concrete Forms (ICFs), which is thermally insulated plastic filled with concrete. The zip sheathing goes on over the surface. The purpose of the thick, more premium approach is for more efficient insulation, since the condo units are designed to be net-zero compatible (the high energy efficiency reduces the need for off-site renewable energy sources, and net-zero becomes more feasible as a result).

Further up the sloping site, smaller Building “B” has completed the ICF erection ground floor and is starting work on the upper floors. Note the reinforced concrete wall facing South Cayuga (east). That will eventually be back-filled and hidden from view. As seen in some of the early concept designs below, only the top floor of the three floors of Building “B” and “D” will have windows facing outward; the South Cayuga side of the property is where the parking lot will be laid.

The other large building in the four-building cluster, Building “C”, a mirrored floorplan of “A”, is just getting started; the site was being prepped and graded when these photos were taken last week. Building “D”, a mirrored floorplan of “B”, will start construction at a later date, as the other three get further along. In the last photo, one can see the winding temporary staircase workers use to get to the building themselves. AquaZephyr, an Ithaca firm specializing in eco-friendly construction, is the general contractor in charge of the buildout.

The 12-unit condo project will begin formal marketing later this Spring. There will be 10 two-bedroom units and 2 three-bedroom units, in the $265k-$390k range. A late 2017 opening is planned. Interested readers can submit queries here.

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1001 North Aurora Street Construction Update, 1/2017

11 01 2017

This is another one of those modest-sized infill projects where if you blink, you might just miss it.

1001 North Aurora is on the north end of Fall Creek, across the street from the elementary school. The plan replaces an old though not especially historic single-family home with twom two-family homes, each unit with three bedrooms for a total twelve. Four parking spaces are included. The project was approved in October 2016 by the city planning board; the lot subdivision that triggered board review.

Over the course of review, the board requested a little more character in the house designs, including more windows, two different shades of lap siding (which will be LP SmartSide wood siding, painted Sherwin-Williams “Rice Grain” and “Sawdust”), and dormers. The materials also include Owens Corning TruDefinition “Terra Cotta” shingles and S-W “Nacre” trim boards. The initial design looked like this, and the final is shown below. The eastern building will not have the dormer, and may not have the pocket windows in the west wall either, as those were stated to be cost-dependent. The side facing Aurora, however, has to put them in as a stipulation of the approvals; after some recent issues with other projects, the board’s been getting a little more assertive when it comes to building details being built as approved.

The developer is Stavros Stavropoulos. The Stavropoulos family is perhaps best known for running State Street Diner, but recently they’ve been wading deeper into the development pool, building a new two-family home at 514 Linn Street and a two-family addition onto 318-320 Pleasant Street. Tompkins Trust gave a $400,000 construction loan to this project back in August.

Each unit will ring in at about 1200 square feet. Local architect Daniel R. Hirtler, fresh off of another duplex on the corner of Oak Avenue and Oneida Place in Collegetown, is in charge of design. Construction is expected to wrap up by the end of May 2017. According to Craigslist, the units are renting for about $2325 each ($775/bedroom), and two of the four units are already rented. Quote:

“New duplexes featuring 3 bedroom, 1.5 bath apartments. Open floor plans, ductless heating and cooling in every room, hardwood floors, stainless steel appliances, corian counter tops, stackable washer and dryer, fully furnished, off street parking and much more.”

You’ll notice in the photos below that the completed foundation slab sits a little above the ground – the northern part of Fall Creek has a high water table, so to help avoid water/flooding issues, the buildings are raised slightly. Wood framing is just beginning, so look for these to take shape as we finish out the winter and head into spring.

Quick final detail – 1001 North Aurora Street was the old address. These properties will use addresses on the 200 Block of Queen Street.

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Ithaka Terraces (215-221 West Spencer Street) Construction Update, 11/2016

26 11 2016

Ed Cope’s Ithaka Terraces have made modest but noticeable progress in the past couple of months. Building A is up to the third floor, while Building C is undergoing foundation work. The other two buildings, B and D, will come along in later stages.

Since the 12-unit South Hill condo project is going for net-zero capability, its construction is a little different from the norm. Quoting the sales website:

“The building features nominal 12 inch thick double stud exterior walls with a total of R39 continuous dense packed cellulous insulation and 18 inches of R63 loose fill cellulous insulation in the attic. The walls and attic are completely air sealed with Zip sheathing with all seams taped to prevent vapor migration through the walls and ceiling.”

The exterior walls are a combination of thick wood stud walls, thermal plastic filled with concrete and Huber Zip sheathing. In between the cavities of the stud walls, local contractor AquaZephyr will be blowing in dense cellulose insulation (pictures of that process here). This will allow the condos to achieve a very high degree of energy efficiency, and assist in making the project net-zero capable.

More info on the project can be found here.

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News Tidbits 10/1/16: Sketchy Details

1 10 2016

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1. Over in Lansing, it looks like Park Grove Realty is having a rough time getting their plans rolling. Legions of angry homeowners turned out at the village’s Board of Trustees meeting to protest a requested zoning change for a 20-acre Bomax Drive property that Park Grove seeks to build 140 apartments upon. The meeting wasn’t about the project, which will follow the zoning change once approved. For the record, the meeting was only about the zoning change, which is currently zoned for office park business/technology and has been owned by Cornell since 2008.

The unusual thing is that the primary opponent seems to be the Jonson family, of development company IthacaHome, formerly known as Forest City Realty. They built some of Lansing’s 1990s subdivisions and the Heights of Lansing project at the end of Bomax Drive, which is stalled out due to a lack of interest and Ivar Jonson’s passing. The claim from Janet Jonson is that if left commercial office/tech, then maybe an office building would be built and executives would build homes on some of their vacant lots. Even Larry Fabbroni was there to say an office building would generate less traffic than housing would. The meeting was very heated, according to the Lansing Star’s Dan Veaner.

The village planning board was there to listen, but not especially sympathetic. For one, there’s plenty of undeveloped commercially-zoned land; but there is a housing shortage. For two, although some complained “transients” would lower their housing values, these units will be going for $1,400-$1,900/month. The board’s not focused on the project just yet, that will come in due course. Meanwhile, the trustees moved to schedule public review for the zoning change, with that meeting planned for October 17th.

A couple miles away, Park Grove has also been getting flack for taking down willow trees as part of a plan to reduce root damage and mold issues, and to expand parking and add a 425 SF rental office on the Triphammer Apartments (former Chateau Claire) property. The heavy-handed approach was not well received. In short, Park Grove’s principals are the village pariahs at the moment, though they have brought some of it on themselves.

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2. Just a brief check-up on the Maplewood Park redevelopment. The project team has been busy over the past month making revisions to the Draft Environmental Impact Statement (DEIS) as part of its determination of adequacy, and the DEIS was just accepted for public review as of the town of Ithaca planning board meeting on the 20th.

A digital copy of the revised DEIS can be found on the town’s website here. A public hearing will also take place on October 18th. The SEQR review period is 45 days from acceptance, so public comment will be accepted on the document up to 4 PM on Halloween.

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3. As part of their campus housing study, Cornell launched an extensive survey of their students. A summary and a link to the full results can be found on their webpage here. The university also held public forums this past week on campus to hear opinions from the community and explain what happens next (what needs work, how much campus housing is needed, where on campus, what student segments, strategies for the next 25 years, and so on).

Among the grad and professional (MBA/JD/MPH/etc) students, more anticipated living on campus when they arrived, than actually did – 32% vs. 18% of respondents. On average, G/P students felt they should pay about 7% less than they do. They want Wi-Fi, private bathrooms, on-site laundry and package/mail delivery. Outside, they want wider sidewalks and more frequent bus stops/service, and parking fees should be bundled in rent if parking is offered.

Those off campus preferred Downtown (26%) and Collegetown (24%). Grads and domestic students preferred Downtown, professional and international students preferred Collegetown. Grad students tended to be more satisfied with their housing than undergrads.

Similarly, more undergrad respondents want(ed) to live on campus – 56% do or have, 78% want/wanted to. That stat’s a little weird, since freshmen are required to live on campus. Only about 45% describe an apartment as ideal housing, vs 88% for grad/prof students. They also want Wi-Fi and laundry, as well as study areas and dining nearby. 49% selected Collegetown as their preferred housing choice, with another 36% preferring an on-campus location if available.

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At the public forums, the university presented a few potential building sites for new campus housing. The goal was to have sites away from full-time residential areas (less hassle), easy to prepare (less physical hassle), accommodate 300-500 students (scale efficiencies) and be near existing facilities (quality of life and infrastructure). Three north campus locations were presented – CC parking lot, the side lot at RPCC, and the fields next to Appel Commons. The RPCC and CC locations show up on the 2008 Master Plan as well, 3-6 floors and up to 200,000 SF of space. So it seems those two locations have a more sustained interest. The city of Ithaca and the Village of Cayuga Heights have a boundary line that straddles those sites, a latitudinal line just south of Jessup Road. If something were proposed, most of the land is in the city, but the village would have to vote to defer decision-making to the city. That is a potential complication that Cornell has to keep in mind.

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4. The Evergreen Townhouses project in Dryden will be the subject of a special meeting of the town planning board on Wednesday October 5th at 7 PM at the Varna Community Center. The full suite of documents, including county review, planning board notes for the town board (recall that in Dryden, the town board votes to approve projects instead of the planning board), sewer capacity report and concept plan description can be found here. SEQR has been reviewed and a traffic study has been completed. The project will need a PUD approval, since 36 units exceeds what the zoning allows (28). If the PUD is approved, land will be deeded to the town for its recreational rail trail. Like the Park Grove project in Lansing, this rental proposal has seen a fair amount of opposition, due to traffic and concerns about renters, and the possibility of encouraging suburban sprawl east of Varna. Oddly enough, for being this far along in the process, there still haven’t been any detailed renders of the townhouses released to the public.

5. Here are a few details about the 607 South Aurora project. Readers might recall the sketch plan was presented at the August Planning Board meeting.

As I discovered this week, sketch plans are actually off the record. Meaning that a developer doesn’t have to give it to the city for publication if they don’t want to. Apparently, John Novarr is going this route – although images for his townhouse project on the 100 Block of College Avenue were presented last week, the city has no official record of them, and he said he has no intent to share plans until he’s ready for the city to declare itself lead agency. For what it’s worth, the project, geared towards Cornell faculty and staff, was well received by the Planning Board.

On the one hand, not sharing the sketch plan limits public exposure and the risk brought by exposure, and it allows the board to eliminate the most controversial aspects before the public can see them. On the other hand, it’s less transparent, and makes me an unhappy camper.

Back to the topic at hand, 607 South Aurora as initially conceived calls for 4, 2-family, 2-story houses on the property, while retaining the existing house. That’s a total of 8 units, and 24 bedrooms total. Parking would be in two sections tucked back from the street. The project is not unlike the one approved for 312-314 Old Elmira Road in Ithaca’s South Side neighborhood. Although STREAM Collaborative’s Noah Demarest presented the project at the August meeting, STREAM is not in charge of this proposal. The project is being designed by Collegetown favorite Jagat Sharma for local developer Charlie O’Connor.

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Charlie O’Connor is a part of Modern Living Rentals, and regardless of how one might actually feel about their work, it is probably the most transparent development/rental company in the local market. True to form, a quick check of their website turned up images of 607 S. Aurora. It looks like the same general design will be used for each building, and each unit will be 3 bedrooms and about 1,122 feet. I hope they change up the exterior colors for variety’s sake. The board and planning department was fine with the buildings, but suggested revisions to the site plan, so the next iteration will likely have a different site layout.

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6. Sorry, didn’t realize the lens was smudged. This very subtle duplex is underway in Ithaca’s South Side neighborhood, behind an existing duplex at 512-14 West Green Street. Because it fits in all the setbacks (it’s a very large, deep lot for an inner city parcel) and the rear of the property falls into the State Street Corridor’s CBD-60 zoning (i.e. no parking required), this project never needed more than staff-level approval from the city. Honestly, were it not for a small disturbed area at the curb-cut from construction vehicles moving in and out, one would never know this duplex was under construction.

The property is owned by the Ciaschi family, and appears to have been passed between family members since at least the 1960s. A building loan filed on June 17th indicates that Tompkins Trust lent $330,000 towards the project. As with many smaller builds, this a modular by Ithaca’s Carina Construction. Carina is supplied by Simplex Homes, and it looks like this 3-bedroom/2-unit is based off Simplex’s “Elkton IV” plan (but that could be wrong). Give how far along the outside is, it would not be a surprise if renters move in by the start of October.

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7. The near-death Black Oak Wind Farm could actually happen, if they pay Enfield the money they want for FOIL costs. Using the original EIS, they’ve reverted to the initial plan, including use of the landowners’ properties who tried to pull out in the face of the project’s rancorous opposition. The BOWF project team had been attempting to move two of the turbines to accommodate property owners who changed their mind about being associated with the project, but the Supplemental EIS had been caught in legal red tape with the town of Enfield and the town of Newfield to its south, where one of the alternative sites was planned. So the new plan is to just go forward with the original signed contracts and build what was proposed before the 2015 SEIS. The project team has requested final approval, but the town has said they want to be paid $19,000 for the cost of handling all the FOIL (Freedom of Information Laws) requests, of which they’re not sure who’s actually required to cover the cost.

This project and its manager, Marguerite Wells, have probably been put through a greater Hell than any other proposal in this county, which is really, really saying something. Let’s recall, apart from the opposition that has demonized the project manager and the investors (successfully, one could unfortunately argue), that when they considered the alternative site, Newfield’s town board rewrote their wind farm law to implicitly but effectively ban wind turbines from the town. The BOWF project has been incubating for nine or ten years.

According to Marguerite Wells, if they can’t get approval at the Enfield town board’s October 12th meeting, the wind farm proposal dies. And with it, pretty much any commercial wind turbine plans for Tompkins County (looking at Newfield, maybe single-family turbine plans as well – the way the 2016 revision is written, a homeowner can’t even hook up a little one to their roof, as it’s too close to an occupied structure).

8. Here’s a little kick in the pants to end the week. It was reported in Bloomberg of the five Ivies that have released results so far, Cornell’s endowment did the worst in the past year, with a -3.3% loss (which comes out to a drop of about $200 million). The university is taking reactive measures, including moving its investment offices to New York City. “The investment committee believes over the long term the relocation to New York City gives us even better access to potential staff who might not be willing to move to Ithaca,” said Cornell CFO Joanne DeStefano. That’s a bit deflating.

 





News Tidbits 9/10/16: Situations To Be Avoided

10 09 2016

Pardon the week hiatus. Sometimes, by the time there’s enough news to share, it’s already the weekend, so it just makes more sense to fun a longer feature the following week.

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1. The Maguire dealership proposal for Carpenter Business Park had a lukewarm reception at its public info session a week and a half ago. A copy of the application can be found here, and Second Ward Councilman Ducson Nguyen was kind enough to upload a 90-minute video of the meeting on his facebook page, and a transcript of the meeting can be found here. A second public info meeting will be held on the 14th.

You might recall news of the project broke last winter, followed shortly thereafter by a vote of the city Common Council to subject waterfront and waterfront-vicinity properties to a “Temporary Mandatory Planned Unit Development” (TM-PUD), meaning that any building proposal would be subject to a vote of the Common Council as a stipulation of approval (typically, projects only need the Planning Board’s consent, plus the BZA and/or ILPC if needed). One other project has gone through the TM-PUD process since then, the Cherry Artspace performing arts building. The small experimental theater held its public info meetings at the end of March and mid-April. It enjoyed fairly broad  public support, but two of the eight voting councilmen still voted against its construction at the May meeting. If a a project with widespread support has some trouble getting passage, you can already guess what will happen with the Maguire proposal.

There’s only about a year left in that TM-PUD. But for the Maguires, it was too late as soon as the TM-PUD was passed. Perhaps more concerning, this is creating one of those cases where everybody’s opinion is coming out of the woodwork – some demand it be a park, some say industrial space only, Form Ithaca advocates walkable mixed-uses, and then there was that verbal brawl on the Ithaca West list-serve about the evils of the Ithaca Community Garden. A lot of folks think their idea is the only reasonable option, so if this plays out like the old library site, there’s going to be a lot of acrimony in the long run. Hopefully when the TM-PUD expires, the city will have the new urban mixed-use zoning ready for implementation, so situations like this can be avoided in the future.

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2. Can’t help but feel just a little sympathetic towards Steve Fontana – he tried to have this project open for move-in, and everything that could go wrong, was going wrong. The Journal’s Nick Reynolds reports that first it was a safety systems issue with the elevator holding up the certificate of occupancy, and then a water main burst. The latest planned opening date is September 9th, when the initial date was August 1st. Now it’s a financial issue, a public relations issue, and a mess for all involved. This could be used as an example of why Todd Fox put the 201 College site up for sale – it became clear that August 2017 opening wasn’t going to happen.

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3. On that note, I’m going touch on 201 College real quick. Given the amount of time that went into the Collegetown Form District – six years – this just looks bad all around. On the one hand, Todd Fox could benefit from more patience (granted, we don’t know what the financing situation was), and the character attack on Neil Golder in his supporting documentation turned some people off to his cause. But what John Schroeder did also deserves strong scrutiny. It’s odd to claim a zoning code issue when the MU-1 code is only three pages, and he helped write it. He was also aware that 201 College went through pre-site plan review with the city’s Planning Department, and they gave it the okay to proceed with review. This looks very suspiciously like Schroeder was explicitly looking for anything he could to help out his old colleague Neil, and that small ambiguity was the best he could do, which he was able to parlay with success.

This continues an uncomfortable pattern we’ve seen with other projects like the Old Library where one government body gives the OK, and another stops it after the consent is given. The whole point of these laborious review processes is to prevent controversy from arising. Who wants to take on the risk of proposing condos, mixed-use and affordable housing when, given that many projects require the approvals of multiple boards and committees, there’s a track record of mixed signals?

Rezoning has come up as an idea, but it’s not as simple as it sounds. Spot rezoning (single-lot rezoning) would likely be deemed illegal because the current zoning is consistent with the recently-passed Comprehensive Plan, something the courts look for in zoning lawsuits. Thinking slightly broader, Collegetown’s MU-1 is nine parcels – Fox, Josh Lower and John Novarr, all major local developers, own seven of them. If 20% of those affected by a rezoning proposal file a protest petition, a super-majority of the Common Council – 75%, 8 of 10 in practice – is required for rezoning approval. That is what stopped the first Collegetown rezoning during the Peterson administration. If it couldn’t pass then, a similar super-majority event is unlikely to pass now.

4. On the edge of Ithaca’s South Side neighborhood, the CVS Pharmacy sold for a pretty penny – or rather, $4.09 million, on the 1st. The property is assessed at $1.8 million, but sold for $3.6 million in 2006. The buyer is an LLC traceable to a suburban Boston firm with a broad retail space portfolio, so whether they plan to keep things as they are, or propose something new, is anyone’s guess.

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5. Finally, a copy of the Site Plan Review application for Newman Development Group’s City Centre project at 301 East State Street in Downtown Ithaca. Keep in mind, this is from the June filing, so things are likely to have been updated or revised in response to the planning board. The 9 story building tops out at 96 feet. The approximate construction cost at the time of the filing was $32 million, with a proposed build-out from February 2017 to October 2019, which seems lengthy, and in another part of the document it says construction will last only 20 months. 400 construction jobs, 50 permanent jobs by tenants in the 10,600 SF of first floor retail, and building service staff. Overall square footage isn’t given, but given the retail and 7,225 SF of amenity space, 160,000 SF probably isn’t a bad first guess. For comparison, State Street Triangle was 288,000 SF, later reduced to the same height and similar dimensions as City Centre. In a sense, City Centre started off where SST required months to get to. Hopefully that bodes well for the proposal.

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6. Remember that airport business park study from a while back? There’s no strong demand for a business park. But the NYS DOT wants to move their waterfront office and storage facility to the site. So removing those salt sheds and replacing them with mixed-use waterfront property won’t happen until the state buys whatever it needs here, builds and moves in to a new facility. Not sure what they’ll do with the property on Ellis Drive in Dryden that they’ve owned for the past decade; presumably sell it as surplus, but who knows?

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7. From the Ithaca Times: The Al-Huda Islamic Center hopes to start construction on their Graham Road mosque in 2017, and then obtain land for burials later this decade. In other news, new Times reporter Lori Sanken is reporting on the Chain Works progress, the Planning Board requesting color changes, careful consideration of heights, and debates about forest [preservation and Route 96B. Developer Dave Lubin of UnChained Properties wants to do renovations to existing buildings first, but seeing as they have yet to have the state sign off on a remediation place, they’re considering the construction of new buildings first, if NYS DEC approval for remediation gets delayed. And Catholic Charities and non-profit group Ithaca Welcomes Refugees are actively trying to procure affordable living space for 50 refugees who will be arriving in the Ithaca area after October 1st.

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8. It’s been incubating for a while, but it looks like former Lansing town supervisor A. Scott Pinney’s plan for 15 duplexes (30 units) is moving forward. A gravel road will be extended from 4 existing duplexes at 390 Peruville Road (NYS 34B), looping through the property from Scofield to Peruville. The “Developer’s Conference” to talk about the project will be a part of the Lansing town planning board’s meeting next Monday. Also up for discussion are slight revisions to the Village Solars PDA, related to the community center and first-floor commercial space in the proposed Building F.

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9. From the Ithaca city Projects Memo for September, it looks like there’s a couple of subdivisions planned. One is for 404 Wood Street in the South Side neighborhood, where the owner wants to subdivide a double-lot he has for sale, allowing the vacant lot to be developed for a house or small apartment building. Quoting the application, “Instead of an empty grassy lot, there would be a building on it”. Points for simplicity.

The other is a double lot at 1001 North Aurora Street in Fall Creek. This came up a couple of weeks ago in a weekly tidbits round-up, because the new owner, Stavros Stavropoulos, received a $400,000 loan to build a duplex. Turns out it’s actually two duplexes, which require a lot subdivision, and will trigger planning board review. The application notes that even with the density increase, it’s still less than the surrounding neighborhood. The two two-family homes with have 3 bedrooms and about 1200 SF per unit, and are designed by local architect Daniel R. Hirtler to fit in with the neighborhood. Unusually, the application includes documentation of the previous owner signing off on the redevelopment plan. Construction is estimated to run from this month through May 2017.