News Tidbits 9/18/18

19 09 2018

1. Unofficially, here are the Ithaca Urban Renewal Agency’s Economic Development Committee ratings for the four Green Street Garage proposals, with a screenshot courtesy of Councilor Steve Smith (D-4th Ward). I’m not quite sure how the total score was calculated, but overall, the Vecino Group’s proposal was the most highly rated, followed by the Visum/Newman Group submission. The general consensus was that the Harold’s Holdings plan was aesthetically pleasing but didn’t include enough of the benefits that the city was seeking, and the Ithaca-Peak proposal was underwhelming in terms of affordability and community benefits.

2. So here’s an interesting little item that came out of last week’s PEDC Meeting. A developer had apparently approached Committee Chair Seph Murtagh (D-2nd Ward) with the idea of redeveloping the Family Medicine site for an eight-story building. Murtagh did not state the intended mix of uses if any was stated (probably ground-level commercial with residential above), but he did express strong reservations for their plan, which would have required a PUD, the D-I-Y zoning the city uses to allow more flexible project design in exchange for community benefits signed off by the Common Council as well as the Planning Board.

Few would argue with the statement that the Family Medicine site, located on the 200 Block of West State Street just west of Downtown Ithaca, is underutilized. It’s a one-story ca. 1980 structure with surface parking. The Cornell Baker Program has used the site among others for student projects to come up with cost-efficient proposals in various parts of the city (officially for academic purposes, but no doubt the local development scene pays at least some attention to the final presentations). I remember one project that showed a seven-story building would be just enough of a return on investment to possibly entice redevelopment with Family Medicine remaining in the ground-level of the new structure. This theoretical proposal did make use of a tax abatement. By this argument, an eight-story proposal could be a better sell, or it could be the result of an attempt to work in an affordable housing component while still making enough money per square foot to appeal to lenders. Regardless of what the circumstances were to push eight floors, this idea likely won’t be coming to the planning board anytime soon.

3. It looks like the Ivy Ridge apartment project in Dryden has been sold to a new developer. An LLC associated with local real estate firm Modern Living Rentals (Charlie O’Connor) sold 802-812 Dryden Road for $2,075,000 on September 12th. Filed on the same day was a construction loan from M&T Bank to pay for construction of the project – a rather substantial $8.6 million for the 42-unit townhouse complex.

The buyer’s LLC could be traced back to a suburban Pittsburgh address for Matthew Durbin, and a little online searching indicates Durbin is a Cornell Johnson School (MBA) Alumnus, a former investment banker turned business executive. In short, he has a demonstrated familiarity with the Ithaca area, business acumen and the money to make things happen. Site prep is underway and no changes to the project design or timeline are indicated. As for O’Connor, he’s now a much wealthier man, and we’ll see if any of those recent gains are turned into equity for future MLR projects.

If anyone else is still looking for shovel-ready multi-family projects, 1061 Dryden is still for sale.

4. On a somewhat related note, 312 East Seneca Street was sold by Jagat Sharma (better known for his architecture firm, but 312 East Seneca house his office) for $800,000 on September 14th. The buyer was an LLC that traces back to the Stavropoulos Family on West Hill, who have undertaken a number of small to medium-sized development projects in the Ithaca area over the past several years.

This purchase would impact MLR and Visum Development’s plan for Seneca Flats, a 42,000 SF multi-story mixed-use structure at the corner of East Seneca and North Aurora. The two firms based their initial drawings on the presumed purchase of this building. However, they had also drawn up floor plans for options that did not include 312 East Seneca – offhand, the plan with the site had 85 units, the plan without had 60 units. Basically, lop off the rightmost (northern) quarter of the above drawing. As for the Stavropouloses Stavropoli, they paid more than double the assessed value ($390,000), so there’s a good chance they have their own plans.

5. This blog gravitates towards hard/quantitative data, so here are a few facts about the airport expansion from the SEQRA environmental forms:

– The Passenger Terminal Expansion. will consist of three additions totaling 15,600 SF. 8.500 SF is an addition to the passenger holding area (which makes flying sound about as comfortable as it feels), 5,400 SF for additional bagging screening space and office space for the TSA and for airlines, and 1,700 SF by the main entrance for expanded passenger circulation and ticket counter space.

– Apron reconstruction, 40,000 SF. The apron is the area where planes park, refuel, and where some passenger loading/unloading takes place.

– Utilities replacement, interior “building enhancements”, one new passenger boarding bridge, and refurbishment of the existing boarding bridge.

– Installation of a geothermal heating and cooling system using 40 underground wells, 350-400 feet deep, and a closed-loop piping system. The operation is similar to a heat pump system, using the earth’s latent heat as a reservoir. The ground disturbance area to install the wells will be about 15,000 SF (~0.35 acres).

– Installation of overhead canopies with solar panels in the airport parking lot.

-Construction of a new 5,000 SF customs facility. The facility will be a one-story masonry structure with steel framing. The facility will accommodate no more than twenty passengers, and is exclusively tailored towards international business visitors – it’s been previously stated that business executives and Asian visitors, who often come in via Canada, have expressed a strong interest in private jet accommodations.

– Approximately ten new employees as a result of the terminal expansion, and six more from the construction of the new customs facility, for a total of sixteen new full-time jobs.

6. Thanks to reader Alec for this tip – a collection of contiguous Avramis Real Estate-owned Collegetown rental properties at 120 Catherine, 122 Catherine, 124 Catherine, 128 Catherine, 302 College, 304 College, and 306 College were not made available for rent for the 2019-2010 academic year. A check with sources indicates that according to the rumor mill, a buyer has them under contract, but the sale has yet to be finalized.

This is worth noting because we’re talking about a multi-million set of properties with 68 existing beds, but more importantly they have significant redevelopment potential – the lots can be consolidated into a large MU-2 zoned parcel (six floors, 100% lot coverage no parking) and a large CR-4 zoned parcel (four floors, 50% coverage, no parking)In fact, back in 2014, the Avramises proposed a two-building development that would have resulted in about 102 units and 202 beds. The Jagat Sharma-designed proposal never began formal review. The off-record commentary was that the Avramises got cold feet during the heat of the Collegetown building boom, though given their central location, these properties would be better insulated from a downturn in the student rental market than Outer Collegetown or fringe neighborhoods. Definitely worth keeping an eye on.

7. We’ll wrap this up with a pair of Dryden projects. The first, 1610 Dryden Road. Most folks better remember this barn as the former Phoenix Old Used and Rare Books, which closed in 2015 after a 30-year run. In early 2017, a proposal came along to use the barn as a trailer sales dealership, but it did not come to be. Now, for the second time in as many months, the proposal is a veterinary clinic, “Elemental Pet Vets”. Local veterinarian Curtis Dewey and his wife Janette are proposed to renovate the 6000 SF barn with accessory parking and landscaping. The property is zoned rural residential, so any commercial plan needs a Special Use Permit (SUP) from the town of Dryden. The town planning department is generally amenable to the reuse even if out of sync with zoning, so long as the parking and accessory structures are approved by the town, the curb cut meets NYS DOT regulations, and a landscaping buffer is in place. Ithacor of Cortland will be the general contractor.

The rendering is a bit…strange, so strange that I’m still not sure if they plan on taking down the pitched roof for a flat one, or if they decided thirty minutes in their late 1990s rendering software would convey enough to get approval. Seriously, this might be one of the worst renders I’ve seen for a project, and that’s saying a lot given the number of low budget drawings that go through the boards for small projects.

Meanwhile, as previous covered by the Journal, the Laser Brewer fashion boutique at 1384 Dryden Road has closed with the retirement of Peggy Laser after forty years of business, and her son Riley is expanding his Brew 22 coffee bar, kitchen and beer taproom to fill out the 3248 SF space. This project also requires an SUP because the younger Laser is adding a drive-through window (for the coffee and baked goods, brew-thrus are illegal in New York but okay in plenty of other states). Other than that and an exterior paint job, no further structural changes are planned.

 





802 Dryden Road Construction Update, 8/2018

5 08 2018

Not a high-profile project here, but sizable. 802 Dryden Road, also called “Ivy Ridge”, is the latest project to come out of Modern Living Rentals (MLR). MLR is led by local developer Charlie O’Connor, and as I noted previously, “[h]e is arguably one of the most reticent developers in Ithaca, preferring unobtrusive projects that he hopes will create as little debate as possible. It’s kinda funny in a way, because although he’s a business partner with Todd Fox (Visum’s property management is handled by MLR), the two of them are near-opposites in that regard.”

True to form, while 802 Dryden is a sizable 50,000 SF, $7.5 million project, it was the subject of relatively little public debate during its approvals process. It’s located next to arboretum, replaces four rental houses and a motorcycle repair shop, and the number of residences within 500 feet could be counted on two hands. The project consists of 42 two-story townhouse rental units on three acres, six strings of seven units in a right trapezoid layout. Each string contains four two-bedroom units, two three-bedroom units and a four-bedroom unit (108 beds total). It’s a two-minute drive from the east end of Cornell’s campus (B Lot), and an easy sell to students and staff looking to live in a quieter location near campus.

Zoning on the site is fairly dense, all things considered. Although rather far from Varna’s core, the project does fall under Varna Hamlet Mixed Use District zoning, which allows ten units per acre. A redevelopment bonus of dilapidated properties gave another two units per acre, and a green bonus of two units an acre was also permitted. The green features part required some debate and confirmation. The project seeks LEED Certification and will apply LEED standards for neighborhood design.

The project was first proposed in June 2017. At the time, its design was a virtual clone of another MLR project, 902 Dryden Road, albeit with different colors. The designs were revised at least three times. The design work was passed from STREAM Collaborative to John Snyder Architects, who did substantial alterations, and then again, and then STREAM once again did some work on it. The final set of renders are here, with the site plan docs here. Originally there were three townhouse string designs, but it looks like it was reduced to two in the final round. The six buildings are generally but not exactly the same – the gables are mirrored, some additional trim pieces are used on the gables for the Dryden Road pair, and they alternate between a dark blue vertical fiber cement panel (probably HardieBoard), and a dark green panel. Original approvals may have been issued in November 2017, but the last revisions were approved this past May.

Exterior features include 70 parking spaces, bike racks, trash/recycling enclosure, stormwater ponds, bioretention areas, signage, a childrens’ playground, pavilion and a dog park split up for large and small breeds. Planned interior features include granite counter tops, stainless steel appliances, a washer and dryer in each unit, contemporary lighting, and marble tile. Expect these to be in the same price range as the other recent MLR units, which have been in the $650-$750/bedroom range. The units are expected to be ready for occupancy by June 2019.

There’s a little bit of pre-building infrastructure work that had to take place before construction, because this is a sort of no man’s land between the settled parts of the town of Ithaca and the town of Dryden where no municipal water service was available. The public water main had to be extended to service the project, and the main will be deeded over to the town. At this time, the existing buildings have been removed, but the land has yet to be cleared; we’re really just at the initial phases of the project.

Along with MLR, STREAM and John Snyder Architects, GMB Consulting Services did the LEED score analysis, T.G. Miller P.C. handled land surveying and Marathon Engineering tackled the civil engineering work – Marathon’s Adam Fishel shepherded the project through the town boards. I don’t have a contractor listed, but will share it when I do.

Pre-construction (Google Maps, Nov. 2015)

Renders:

August 3rd:





News Tidbits 6/9/2018

9 06 2018

1. Let’s start off with some eye candy. Behold, the latest and probably last major revisions to Modern Living Rental’s planned apartment complex at 802 Dryden Road. We also have a name for the 42-unit apartment complex to be built there – “Ivy Ridge“. This latest design received a little bit of STREAM’s touch to complement the work previously undertaken by John Snyder Architects. The six building are generally but not exactly the same – the gables are mirrored, some additional trim piece are used on the gables for the Dryden Road pair, and they alternate between a dark blue vertical fiber cement panel (probably HardieBoard), and a dark green panel (it’s a little sad they reworked the profiles and did away with the visually interesting mix of hipped and gabled roofs). Units were downsized about 35 square-feet per unit per floor, and overall the town planner thought the buildings looked “a lot more friendly”. Some more renders can be found here. Units are a mix of 24 2-bedrooms, 12 3-bedrooms and six 4-bedrooms, for a total of 108 bedrooms.

There’s a little bit of pre-building infrastructure work that needs to take place, because this is a sort of no man’s land between the settled parts of the town of Ithaca and the town of Dryden where no municipal water service was available. The public water main will be extended to service the project, and the main will be deeded over to the town. This will go under Dryden Road, so the DOT is in the loop. The planned buildout is August 2018 – August 2019.

2. Staying in Dryden for the moment, a bit eastward to Varna – I have not spoken to a single person who thought highly of Trinitas first swing at the Lucente property on Dryden and Mount Pleasant Roads. The building scale seems okay for Varna’s core, and the Varna Plan actually okays this kind of layout and says the community was comfortable with it on arguably a smaller overall project scale, something that caught me by surprise when I did my writeup for the Voice. The issue is that it’s a lot to see at once, and it makes me wonder if Trinitas really had its eyes open and ears listening and just went forward anyway, or if they were caught off guard. After swings and misses in Ann Arbor and Ames, I’d hope Trinitas would be a little more cautious.

This is asking a lot of Dryden, 224 units with 663 beds at the moment. However, I’m doubtful a moratorium is the answer. I think there is potential to have more conversations if both sides are willing to talk, and Trinitas should be firmly aware that this plan is not likely to go through as currently proposed. I don’t know what the financial statement looks like here, but elsewhere Trinitas has tried (if unsuccessfully) with incorporating affordable housing with its market-rate units, and they also do have projects that seem more like the Varna Plan’s thoughts for that parcel, like their Pullman project, which is a combination of townhouse strings and duplex buildings. The town of Ithaca and EdR agreed to have EdR fund local road improvements as part of the Maplewood project, so that’s another idea.

One of the reasons cited for a potential moratorium in Dryden is the need to balance the rental development with for-sale housing. It is very tough to effectively encourage owner-occupied housing at a price range affordable to middle-income households. For one, no tax breaks – state law says it is illegal for the IDA to give tax abatements to owner-occupied developments (for-sale homes, condos). Building codes and complicated condo rules drive up housing costs and make existing state subsidies for affordable for-sale ineffective, and for-sale housing is seen with greater uncertainty by lenders (there are more people able and willing to rent than to buy, especially in a college-centric community). It’s difficult! That’s why the county’s Housing Committee is keenly focused on trying to come up with solutions. There’s a fantastic senior research project by newly-minted Cornell graduate Adam Bronfin that looks at the condo problem in excellent detail, and a PDF of that study can be found here.

The other suggestion, making rental housing more difficult to do, comes with its own perils – namely, by cutting off the supply while demand continues to grow, you force out lower-income households in an attempt of trying to limit the student rentals. There is conceptual discussion of affordable for-sale and rental mixes (similar to Trumansburg’s Hamilton Square) being talked about east of Varna, and it would be really unfortunate if a town law gets drafted up that inadvertently but effectively prevents those kind of projects from happening.

Another risk is that strictly limiting development in Varna only encourages it on rural parcels to the east, or even in Cortland County, promoting sprawl and its detrimental environmental impacts (tax burden of new infrastructure, traffic, additional commuter burden on the Freese Road Bridge, loss of farms and natural space to low-density housing, etc). One can push laws that prohibit students either through zoning, but smaller mom-and-pop landlords may feel the pain and it might get argued in court as an illegal attempt at “spot zoning”.

The TL;DR is that there is no easy answer, but the county is trying. Since it’s so difficult on the brand new side, the county is looking at incentives to encourage renovation of existing rental housing into for-sale units, which would need state approval.

Lastly, I don’t really understand the argument that tacitly advocates for capping Varna’s population. The sewer is a limit, but more capacity could be negotiated if necessary or prudent. The argument over Varna should be focused on quality of new additions, not an argument that the Sierra Club rejected because of its association with racial and income-based eugenics.

3. Surprise, surprise. An infill project in Fall Creek has been revived three and a half years after it was approved. The project calls for five rental buildings, three single-family homes and a duplex. The developer is Heritage Homes, led by Ron Ronsvalle; Ronsvalle was badly injured in an accident, and the injuries left him paralyzed and unable to use his limbs; he is reliant on assistance and voice commands. It was a shame as the project been heralded as a successful example of meeting with neighbors and redesigning a plan to address their concerns; didn’t win over everyone, but a lot of them were satisfied with the approved February 2015 plan. As the letter from project architect/engineer Larry Fabbroni states, “certain life events prevented the owner from resuming full business activities until a support system was running smoothly.”

With a support system in place, Ronsvalle intends to move forward with the approved plan. The project does have to go back before the Planning Board and Zoning Board of Approvals because approvals expire after two years (i.e. February 2017). With nothing changed, the project is likely to sail through re-approval.

The revised SPR states $665,000 in hard costs with a construction period of August 2018 to August 2020 – basically, a couple homes in year one, and a couple in year two.

4. This is rather odd, but in Northside, there seems to be a push for a moratorium because they’re unhappy with the possibility of multiple primary structures on a single lot, which is what local developer David Barken is proposing with the lot consolidation and addition of a two-family home at the rear of 207 and 209 First Street. The concerns cited are similar to South Hill’s, loss of character and increases in density, and came up during the marathon public comment period at the last Common Council meeting.

This seems…baffling? South Hill’s made sense because of the high number of student rentals being built, which was leading to major quality of life issues. Northside doesn’t have that issue, it’s too far from the Cornell and Ithaca College campuses. For evidence, here’s the Cornell map of where students live, taken from their 2016 housing study. A handful of grad students live near the creek, but otherwise not much, and undergrads are virtually non-existent. It and West End and West Hill just tend to be too far away for students’ convenience.

To be honest, 207-209 First Street actually seems like a thoughtful project – similar to the Aurora Street pocket neighborhood by New Earth Living. The infill is scaled appropriately, it has features like the raised beds that enhance residents’ quality of life, and it doesn’t tear down existing housing. To my knowledge, there isn’t anything on the radar for Northside unless one counts Immaculate Conception in adjacent Washington Park being converted to housing at some point. It’s not clear what a moratorium or a South Hill-like overlay would achieve here. If anything, students aren’t the risk for Northside – the risk is gentrification spilling over from Fall Creek. This would encourage that, so…this is counterproductive.

5. With the contentious 309 College Avenue / No. 9 fire station debate having met its dramatic conclusion, this render of a proposed redevelopment has been released by its owners. It would appear that the plaza and newer west (front) wing has its exterior walls retained while the rest of the structure is removed, a facadectomy. One could argue this is better than Visum’s plans because it saves large portions of the original structure, vs. the complete removal in Visum’s first version, and emulation of elements in the second. This iteration has decorative roof elements, arched windows in the shape of the fire engine bay doors, and a dumbbell shape characteristic of New York City “Old Law Tenement” buildings built in the late 1800s. The armchair architecture critic typing here would ask for elements of visual interest in the blank walls of the addition, but overall this looks like a good first swing. This is probably intended as first-floor commercial restaurant/retail with apartments above. No architect is listed with the sketch.





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

23 09 2017

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

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

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

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

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

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

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

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

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

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

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

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

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

AGENDA ITEM Approx. Start Time

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

A. Project: 709 West Court Street 6:40

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

Applicant: Trowbridge Wolf Michaels for Lakeview Health Services Inc.

Actions: Consideration of Preliminary and Final Approval

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

B. Project: Elm St Apartments 7:10

Location: 203-211 Elm St

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

Actions: Public Hearing, Determination of Environmental Significance

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

C. Project: Duplex 7:30

Location: 217 Columbia Street

Applicant: Charlie O’Connor for 985 Danby Rd LLC

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

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

Project: Apartments 7:50

Location: 311 College Ave (The Nines)

Applicant: Jagat P Sharma for Todd Fox

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

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

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

Location: 105 Dearborn Place

Applicant: Elizabeth Classen Ambrose

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

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

4. Zoning Appeals 8:30

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





News Tidbits 8/5/17: Having the Right Look

5 08 2017

1. Thanks to Dan Veaner at the Lansing Star, we have the first rough site plan for the proposed Cornerstone and Tiny Timbers projects at the Lansing Town Center site at the intersection of Route 34B and Triphammer Roads. Readers may recall that Tiny Timbers has proposed a development of 60 for-sale single-family homes (ten in the first phase) called “Lansing Community Cottages”, and Cornerstone is proposing up to 144 affordable apartments in two phases for the town center site.

Specifically, Tiny Timbers is looking to sell homes averaging about 1,000-1,200 SF in the $175,000-$225,000 range, which is a critical but tough-to-hit segment in the local housing market. With consultation from planner David West, the homes are designed in a traditional urban layout, with congregated parking spaces instead of garages, and community green spaces. None of the homes are more than 150 feet from the roads and parking areas, a safety requirement to ensure access for emergency vehicles. Ten units would be built in phase one, twenty in phase two, and thirty in phase three. About the only concern town officials have expressed at this point is a second means of ingress/egress to keep the traffic down on Conlon Road.

In contrast to Tiny Timbers’ site plan, the Cornerstone plan is a more conventional suburban layout with parking adjacent to each 8-unit structure. In fact, based on the above design, and the need for affordable developers to save on costs and therefore many reuse designs when they can, it’s likely that some of the Cornerstone apartments look something like the above image, which comes from a recent Cornerstone project near Brockport. The detailing and the colors may differ, but it’s a pretty good bet that’s how some of the finished units will look. Like Conifer, Cornerstone appear to be using a mix of their standard designs, and there are two distinct designs on the site plan, as well as a community center.

2. A redevelopment opportunity in downtown Ithaca has sold, but it looks like there are no plans. 110-112 West Seneca Street is a 538 SF salon with a large rental parking lot, and zoning is B-1a, meaning 4 floors 50% lot coverage, parking requirements in effect of about one space per unit or one space per 250 SF of commercial use. Tompkins Trust (Tompkins Financial Corp.) picked up the property on Friday the 28th for $600,000, below the $800k asking price but still quite substantial for what’s mostly land.

Unfortunately, it doesn’t look like anything is going to happen here. Tompkins Trust had previously rented the 23 parking spaces on site for use by its own employees – whether they’re hedging bets or don’t trust the parking garage situation, they appear to be buying the property to use as parking. Boo. With any luck, after their new HQ opens up next spring and their parking situation settles down, they’ll find better uses or potential partners for the lot. With no historic attributes but proximity to major services and amenities, a parking lot on this property is a waste of potential.

3. The Harold’s Square project team has given their website a overhaul, and with that comes the official timeline. According to the web page, asbestos abatement is now underway, demolition will start in September, construction will last through January 2019, and marketing/lease-up for the commercial spaces and 108 residential units should will start in January 2019.

The project description web page mentions 100 construction jobs, 50 retail jobs and 200 office jobs, which seems accurate for the square footage of each use (12k retail, 25k office). The estimate of 250 residents is way too generous though – the back-of-the-envelope is one person per bedroom, and there are about 144 bedrooms/studio units.

Side note, I reserve the right to grouse that the media links both go to the Times.

4. Dunno what’s going to happen with the Lansing Meadows senior housing up by the mall. Background story on the Voice here. On the one hand, the wetlands were an arduous and expensive undertaking, and Goetzmann did those to Army Corps of Engineers standards. It does make it tougher for the project to be financially viable. On the other hand, the village has a right to be frustrated, and it’s not unreasonable that they’re feeling that they’re being taken for a ride. Goetzmann received an IDA tax deal for what was largely a retail project, largely a no-no because most jobs in retail are low wage. He also received a variance for a community retail component, and multiple extensions from the IDA on fulfilling the housing component.

An increase in density spreads the fixed costs out among a greater number of units, and it’s encouraged by the village and county, so that’s not the issue. The design is what bothers them – while shared walls and utilities is a cost-saving measure, the village has expected smaller, house-like units since the project was first proposed in the late 2000s. Maybe the happy medium between this and the ten duplexes is a site plan with 3-4 unit structures with 20-24 units, with the buildings designed with pitched roofs, dormers, small porches and other home-like features. Let’s see what happens in the next couple of months.

5. Plans for co-op housing on West State Street have been waylaid, perhaps permanently. New York City businessman Fei Qi had previously proposed to renovate the historic 3,800 SF property at 310 West State Street into office space, and more recently a 12-14 person co-op. However, there have been a couple of issues with both plans – the ca. 1880 building is in need of significant structural renovation. Years of deferred maintenance prior to Qi (who bought it from the Salvation Army for $195k last year) has left the building in rough shape, and asbestos and lead need to be removed. For the housing proposal to be permitted, fire suppression systems would also need to be installed. Some city officials have expressed concern that like the carriage house that once existed at the rear of the property, if the building gets mothballed again, its structural integrity may be at risk. Any external changes would need to be approved by the Landmarks Commission. It appears that Qi recently applied to the commission stating economic hardship, saying he was unaware the building was a historic property and was not communicated to him by the seller or real estate agent, and cannot afford to renovate it to ILPC standards. The designation went into effect in April 2015, a year before sale.

Concurrently, Qi has put the property up for sale. For an asking price of $278,000, one gets the building and the architect’s plans. I’ve seen ball-park estimates of $500k for the renovation into office space, but I never saw an estimate for the co-op. As a result of the structural issues, the building’s assessed value plunged from $250,000 in 2016 to $100,000 last year, most of that being the land. Fingers crossed, someone steps up to the plate to save this building before it’s too late.

6. Last month, I speculated that there was a plan for redeveloping 217 Columbia Street on Ithaca’s South Hill. Turns out there is, and it’s really upsetting the neighbors. The plan by Modern Living Rentals is to preserve the existing building, but build an additional two-family home on the property as well. For the neighbors, this is apparently one student-oriented rental too far. Some are calling for a moratorium, and others a zoning change to prevent rentals without an owner living in the property. Most of South Hill’s zoning is R-2 residential, which is one-and-two family homes, and most of the construction in South Hill these past few years has been one and two-family homes. The issue is that they’re upset they’re rentals, many of which appeal to Ithaca College students further up the hill in the town. In theory, you could make it an approval requirement that the renters be non-students, although I’m not sure that would placate the situation. We’ll see how it goes.





607 South Aurora Street Construction Update, 7/2017

19 07 2017

Thanks to the rapid turnaround time for modular units, the the duplexes at 607 South Aurora Street in the city’s South Hill neighborhood are galloping towards their completion date next month.

One thing to keep in mind is that, once the foundation has been built (Superior Walls here) and underground utilities are in place (water/sewer), it’s basically a matter of trucking in the boxes from the supplier and craning them into place. Per Ithaca Builds (the website is down but the pages are archived), they’re already framed, sheathed, utilities are mostly in, the interiors have drywall hung, windows and doors have been fitted, and even cabinetry, bathroom fixtures and countertops are in place. 80% of the construction work for the duplex is completed by craning four boxes into place and locking them together. The pros are better quality control, less waste, and a quicker turn around time. The cons to modular units is that there’s generally a limited set of designs and customization, although that has improved in recent years, particularly if a developer has a somewhat generous budget (see the Belle Sherman Cottages for example).

Once the boxes are craned and secured to the foundation and each other, the inside will undergo painting and finish work, while the outside gets faced with the exterior material of choice and porches, garages or other details are attached. Here, the rear three duplexes use vinyl siding, lap siding on the lower floors and shake siding on the gables, with decorative lap bands and color variations to give the outside some curb appeal. These units will have small porches with lattice skirts. The unit facing Aurora will receive nicer finishes since it’s the unit that will be seen the most by passing traffic. This includes fiber-cement siding, a full-width porch with decorative brackets (seen under construction below), and sculpted roof brackets.

Note that the rear of the existing house at 607 South Aurora has been expanded, its roof raised slightly. The original five-bedroom house is being extensively renovated into two three-bedroom units. The eight new units will each be three-bedrooms, going for about $700 per bedroom. To quote the ad:

“This home has 3 bedrooms with 2 baths and everything is BRAND NEW!

Newly constructed in 2017, this home features stainless steel appliances, granite counter tops, LED lighting throughout the home, all oil bronze finishes, with large bedrooms and ample closet space. The home is equipped with its own washer and dryer, and can come fully furnished. This property is conveniently located less than one mile from Ithaca College, with off-street parking available, this unit is a beautiful place to call home! This property is pet friendly with the correct pet and owner. 

Other Features:
-Stainless steel dishwasher, refrigerator, range and hood vent.
-Luxury vinyl flooring throughout
-W/D in unit
-Beautiful tiled bathrooms
-Modern-Contemporary Style
-Bedroom Furnishings: includes bed frame, bed mattress, dresser, desk, and desk chair
-Dining Room/Kitchen Furnishings: offer seating for dinning
-Living Room Furnishings: includes a couch
-All Room Furnishings: includes curtains decorating all windows
-Located right up the street from the heartbeat of Ithaca, the Ithaca Commons! Magnificent place to eat, shop, and have fun in the Ithaca area
-The TCAT bus stops near the development.”

A couple blocks away, Modern Living Rentals picked up 217 Columbia Street, which has the potential for a rear unit, although it’s just as likely MLR will simply spruce up the existing two-family. The fact that the rentals are only until 5/31/2018 kinda leaves the door open for some construction work next summer.





902 Dryden Road Construction Update, 7/2017

17 07 2017

Seeing as these are expected to open for occupancy next month, this will probably be the final visit to the 902 Dryden site.

From the outside, these look to be complete. The landscaping is partially done. Grass is down and some of the parking area has been bordered with wood beams, but some sidewalk and plantings have yet to be poured/planted, and the bike shed will come towards the end.  About the only thing left for the buildings thesmelves are a few minor pieces of trim (trim boards, porch light fixtures). I’m still a bit disappointed that secondary colors were dropped in father of a color I like to call “bland oatmeal”, but the variation of shingle-style, lap and vertical siding makes up for it somewhat.

The inside of the units are in varying states of late-stage interior work – one of the end units was nearly showpiece ready with only some minor painting left. Working northward to units less further along, cabinetry and appliances were being installed, as were lighting fixtures, oven hoods and kitchen backslashes. Visum/Modern Living Rentals seems to strongly prefer neutral shades for interior colors, which is generally advisable when selling or renting a home. The appliances hanging up on the wall behind the kitchen counters are the air-source heat pumps.  The units closest to Forest Home Drive were still in the midst of drywall paint prep – there was a worker walking around on professional drywall stilts, which I did not take photos of because I wasn’t sure if they would see me and force me to go off-site. The drywall had been hung and appeared to be mudded, but not painted.

To quote the online ad:

These beautiful townhouses are a great place to call home!!
Brand new construction in late 2016 [sic?], has all the amenities needed! Brand new EVERYTHING, stainless steel appliances, granite counter tops, kitchen complete with a dishwasher! Great sized rooms with ample closet space, all custom tiles bathroom as well! Washer and dryer IN unit!

902 Dryden is not big or ostentatious. I wouldn’t call it out of place in rural Varna, and another 8 units and 26 bedrooms are welcome to the local rental market. Modern Living Rentals and Visum Development are bringing a pretty solid addition to the Varna market. Consider this a preview of MLR’s next project, the 42-unit rental complex they want to put in just a mile up the road at 802 Dryden.

Bella Faccia Construction is the general contractor, and STREAM Collaborative is the architect.