News Tidbits 6/23/19

23 06 2019

1. The good news in Lansing is that there’s a future for the power plant, though not as a power plant. The former coal plant would be reconfigured into a data center powered by renewable energy. Data centers use a lot of energy and have heavy energy loads, so old power plants are surprisingly suitable choices. The center’s computing power would demand about 100 megawatts at full capacity, according to reports, roughly equivalent to the power demand of 75,000 homes. They also produce large amounts of heat, so having a cold water intake from the lake comes in handy for supplying cooling systems. 15 megawatts would be produced on site, and the rest from off-site solar arrays. According to the Cayuga Operating Company’s memo, the conversion would provide $100 million in capital investments, 30 to 40 full-time jobs in the $40-60,000 range, as well as about 100 construction jobs.

In an interesting twist, the other plant slated to become a data center, in the town of Somerset in Niagara County, was the “Plan B” plant built after years or local protests and stonewalling shelved plans for a nuclear power plant in the town of Lansing near the Cayuga plant. The discovery of an ancient fault line near the Somerset site led to the operating company switching out its nuclear plans for coal. Suffice it to say, this data center plans also nullifies the plan to convert the power plant to a natural gas-fired facility.

While it’s a lower number of permanent jobs than the power plant (which was around 70 staff in 2016), it does provide a viable future for the town of Lansing’s biggest taxpayer, and comes as something of a relief in that regard. The county supports the proposal but the town is tabling support at the moment at the insistence of its Democratic bloc, which wants to ask questions at an informational meeting Wednesday before offering a voice of support. The state is not likely to support the plan unless the town has voiced support, so the vote is a rather urgent matter. It’s a bit tricky due to public notice guidelines, but the town board will hold a special meeting right after the presentation to vote on whether or not to support the plan.

For the record, the informational meeting is open to the general public – Lansing Town Hall at 29 Auburn Road, 6 PM Wednesday 6/26.

2. The bad news in Lansing is that the Lansing Meadows senior housing is in limbo. Unsurprisingly, the requested change from 20 to 30 units was considered a major change to the Planned Development Area. Developer Eric Goetzmann’s argument is that the 20-unit proposal proved too costly to build, and is seeking 30 units on roughly similar footprints. No dice, the IDA and village planning board would have to reopen their process to approve the changes, and the project is legally bound to be completed by the end of next July; another few months of review would cause it to miss that deadline.

Then came the latest proposal. Twelve units (four triplexes), just as originally intended when first proposed nine years ago. But the plan is clearly designed to be filled out with more units, the U.S. Army Corps of Engineers permits that required years to obtain have been left to expire. This too, would be a major change to the PDA, which is 20 units in 10 duplexes. A minor change would be shifting garages or marginal adjustments to building footprints. This is not minor.

This project has been before the planning board 57 times over the years and nine iterations. The village and the IDA have been very accommodating, from the unusual retail-building abatement for BJ’s, to the commercial space on the eastern end of the parcel, and all the residential changes over the years. I will be the first to acknowledge that some of the communities, Lansing village included, can be bureaucratically burdensome. But it’s time to point out that this developer is acting in bad faith. The village and the IDA have tried to make this work, bending over backwards to accommodate Goetzmann. He did not hesitate to get BJ’s built, which he sold in 2015 for a healthy $16.8 million. But the housing and the wetlands protection have always been afterthoughts, boxes checked in an effort to get that BJ’s abatement. It’s time that the village and IDA put their feet down and demand he either start building, or start making plans to pay back his tax abatement. The years of dickering have gone on long enough.

The concern is that by pursuing a clawback, the housing may never happen. But honestly, nine years on, is there an expectation that it will ever get done?

 

3. Sticking with bad faith for the moment – the IAWWTF proposal creates some uncomfortable questions. The first proposal was everything within a 1200 foot radius of the plant. The new one is everything west of Route 13 within that 1200 foot radius.

That doesn’t logically make sense. the prevailing wind direction for the offensive odors that the disclosure ordinance seeks to inform buyers and renters about? It’s NW-SE, due to a combination of storm tracks and the local topography, the hills create a channeling effect. Most of the areas covered under the new bounds aren’t in the downstream path of the winds, and odors carried by those winds.

Why were the established neighborhoods to the southeast of the plant left out, even if they are in one of the more prone locations? Officially, “because they’re already aware of the risks”, according to the explanation provided by the councilor spearheading the ordinance proposal, West Hill’s Cynthia Brock. That explanation neglects the fact that over time, tenants move and homeowners sell. As proposed, the cutoff is an excuse because existing homeowners in Fall Creek and Northside would have likely seen their home values and rental prices take a hit from her mandatory disclosure document, which another councilor described as “terrifying”. It would quickly lead to a lawsuit and the perception that Common Council is actively undermining the home equity and financial well-being of working class Northsiders and politically active Creekers. No other councilor on the committee would likely support the proposal in those circumstances.

So what does the IAWWTF disclosure ordinance impact as currently proposed? The revised version targets the Carpenter Park property, City Harbor, the NYS DOT site the county wants to have developed, the Farmer’s Market and a few other waterfront and near-waterfront properties. In general, mixed-use developments or potential developments that councilor Brock has regularly spoken out against.

This is being carried out on the auspices of health and welfare concerns, but as designed, the IAWWTF disclosure ordinance doesn’t adequately protect health and welfare, and appears to explicitly target waterfront projects councilor Brock dislikes. How would this withstand  the inevitable lawsuit filed by either the City Harbor developers, the Carpenter Park development group, or the county?

Literally and figuratively, this doesn’t pass the smell test.

4. Here’s a look at the Planning and Development Board agenda for next Tuesday. Apart from a one-lot subdivision for a new home at 243 Cliff Street, everything else is a familiar item:

AGENDA ITEM
1. Agenda Review 6:00
2. Privilege of the Floor 6:05
3. Approval of Minutes: May 28, 2019 6:20
4. Subdivision Review


Project: Minor Subdivision and Construction of a Single Family Home 6:25

Location: 243 Cliff Street
Applicant: Laurel Hart & Dave Nutter
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance

Project Description: The applicant proposes to subdivide the .36 acre site into two parcels and build one single family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single-family homes, 10-foot front yard, and 10- and five foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(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/1028 (Site Plan Review)
https://www.cityofithaca.org/DocumentCenter/Index/1030 (Subdivision)

The property owners want to build a new home that will allow them to age in place; their current century-old home isn’t adaptable for the wheelchair accessibility they seek, but they want to stay in their neighborhood, so the plan is to work with local homebuilder Carina Construction to build a new modular unit (2 floors + partially built-out basement, 26’x28′ footprint) on a subdivided piece of their land. It’s a multistory home, but the upstairs can be converted into a unit for a live-in caretaker, and all their living needs can be handled on one floor. The home will be solar-powered. The new home, downslope from the existing house, will be accessed from Park Road.

5. Site Plan Review

A. Project: North Campus Residential Expansion (NCRE) 6:45
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Consideration of Final Site Plan 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

Cornell’s 2,079-bed North Campus Residential Expansion looks ready for final approval. Apart from some details regarding the planting plan and rooftop fans, there are no changes to report. Cornell would start construction shortly after approval is granted, with the first phase (sophomore housing, west/left) ready by August 2020, and the second phase (freshman housing, east/right) complete by August 2021.

B. Project: Arthaus on Cherry Street 7:05
Location: 130 Cherry Street
Applicant: Whitham Planning & Design

Actions: Consideration of Amended Negative Declaration of Environmental Significance, Potential 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

Project approval was delayed by a month because the city wanted to make sure that the Weitsman scrap metal facility wouldn’t pose any air quality risks. In a letter to the city, the firm doing the environmental work says the did some outreach to Ben Weitsman, and the Ithaca facility doesn’t do many of the processing, it just collects, sorts and transports the scrap metal out to other sites. Also, Weitsman states the facility will be be closing soon – it’s been rumored for a while that another mixed-use project in the works for the Weitsman site.

C. Project: Student Housing 7:25
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Updates, Review of FEAF Part 3

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

At the last meeting, the board and the city planning director had issues with the facade materials and that given the small size of the units, the project was “too focused on profit” (generally it’s not a good idea to make these comments because of their subjective nature, but here they were qualified with the concerns over facade material and unit size). In the updated submission document, the design stays the same, and it’s not clear if the materials were updated. It does not appear the unit sizes were changed.

D. Project: Commercial Building – 3,450 SF 7:45
Location: 410 Elmira Road
Applicant: PW Campbell for Visions Credit Union
Actions: Project Presentation, Declaration of Lead Agency

Project Description: The applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(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/1019

This is the Visions Federal Credit Union branch proposal. Generally, the public reaction has been favorable to the plan, which includes an amphitheater for outdoor shows and events. The Voice article about the project is here.

E. Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 8:00
Location: 320 W Buffalo Street
Applicant: Ithaca Neighborhood Housing Services Actions: Project Presentation, Declaration of Lead Agency

Project Description: The project involves the renovation/conversion of the existing two-story former school building into a mixed-use building with a two-story addition along North Plain Street, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 78 dwelling units with 127 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747 SF. 9,274 SF of new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 45 surface parking spaces, and other site amenities. The property is located in the R-2b zoning district; however the applicant has applied to Common Council for a Planned Unit Development (PUD). 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)(6), 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/1016

INHS’s $25.3 million redevelopment of the Immaculate Conception School has had some design tweaks, but the general site program remains the same. The Planning Board will be seeking answers regarding energy use/sources, pile driving, and aesthetic impacts on the neighborhood/consistency with neighborhood architectural character.

 

F. Project: Carpenter Circle Project 8:20
Location: Carpenter Park Road
Applicant: Andrew Bodewes for Park Grove Realty LLC
Actions: Project Presentation, Declaration of Lead Agency

Project Description: The project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and street trees. The project sponsor is seeking a Break in Access from NYS DOT to install an access road off of Rte 13. The property is located in the Market District; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §1764(B)(1)(d), (i), (k), and (B)(6) and (8)(a) 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/1014

Interesting note from Part 1 of the Full Environmental Assessment Form (FEAF) – the phased buildout. Phase one is Cayuga Medical Center’s new office building. It would start construction in the fall and be completed in Spring 2021. The mixed-use building would begin construction the winter of 2019-20 and take about 20 months complete (so, a summer/fall 2021 timeframe). The affordable housing is phase three, and contigent on an affordable housing grant from the state. Once awarded, it would take about a year to build out.

The updated site plan indicates more tree plantings throughout the site, and the addition of a playground and plaza next to the affordable housing structure on the northern end of the site.

5. Old/New Business: July PRC, PRC Meeting start time 9:00
6. Reports 9:10
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

7 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 12/17/18

18 12 2018

Here’s a look at the agenda for the city of Ithaca Planning and Development Board meeting this month. It’s a week earlier than usual due to the Christmas holiday. Notes and comments in italics below.

1. Agenda Review 6:00
2. Special Order of Business – Presentation of the Greater Southside Plan 6:05
3. Privilege of the Floor 6:20
4. Approval of Minutes: November 27, 2018 6:35

5 Special Permits 6:40

A. Project: Bed & Breakfast Special Permit
Location: 130 Coddington Road
Applicant: Noah Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval

Project Description: The applicant is seeking a Special Permit for use of the property as a homeowner occupied Bed and Breakfast. The property was originally issued a Special Permit in 1998 for operation of the five bedroom home as a homeowner occupied Bed and Breakfast; the Special Permit was not renewed in 2003, as required by §325-9c(4)(g)[3], and has therefore expired. During a recent home inspection, it was discovered the property had continued to operate absent a Special Permit, necessitating a new Special Permit application. No physical alterations to the building or the site are proposed. Issuance of a Special Permit is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act “(“SEQRA”)

This is a simple case of where the previous owner never renewed the five-year permit and didn’t tell the new buyer, who planned to continue using the home as a live-in Bed & Breakfast. No letters of opposition are on file. Approval, with the proper completion of all necessary forms, is likely to be straightforward.

B. Project: Bed & Breakfast Home Special Permit 6:50
Location: 2 Fountain Place
Applicant: Jason K Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval
Project Description: The applicant is seeking a Special Permit to operate the existing 4,492 SF nine (9) bedroom residence located at 2 Fountain Place as a Bed and Breakfast Home. The owner is proposing to utilize four (4) of the nine (9) bedrooms as guest bedrooms for a period not to exceed 21 consecutive days, with a fifth bedroom utilized for home-owner occupancy. Guest occupancy will be limited to two persons or one family per guestroom. No exterior modifications are proposed to the existing home to establish the B&B use, and the existing house is compatible with the character of the neighborhood. Existing parking for seven (7) vehicles exists in the turnaround off Willets Place. The applicant does not propose cooking facilities in the guestrooms, and food service is to be limited to guests of the B&B. No other B&B Homes exist within 500 feet of the property. One sign that is five (5) SF maximum in area and not self-illuminated will be installed in compliance with Chapter 272 of the City Code, “Signs.”

Under city zoning code, B&Bs, which are to be owner-occupied, are allowed to four bedrooms to be used for the guests. A zoning code variance to use eight bedrooms as guest occupancy seemed unlikely, but the new owners believe the B&B may still be viable. Local architect Jason K. Demarest (brother of STREAM’s principal architect, Noah Demarest) is known for his historic restorations and historically-inspired design work, so his involvement is auspicious for those who hope that the century-old mansion and former Ithaca College president’s house retains its character.

6 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 7:00
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Review FGEIS & Town Comments – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving the redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Hey, they’re starting to include documentation links in the agenda descriptions now! Most of the town’s comments are minor modifications and a possible correction on one of the traffic lane analyses. There’s a boatload of paperwork to dig through, so this meeting is just a chance for the planning board to look at the town’s comments, digest some of the supplemental files, and make sure there are no red flags or major concerns within that subset of information.

B. Project: North Campus Residential Expansion (NCRE) 7:20
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Determination of Environmental Significance
Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This is likely to be the most contentious part of the meeting. The planning staff have conducted their analysis. Some traffic mitigation measures are sought, including circulation and mass transit / multi-modal transit improvements. The city will make sewer system upgrades a stipulation of project approval, and being next to the Cornell Heights Historic District, the board as Lead Agency wants a more sensitive use of materials and material colors, and extensive vegetative screening to be reviewed further before approval. But the most debated component, the energy use impacts, the city feels is effectively mitigated through the proposed measures by the applicant team.

I’m going to raise one point of correction though – the number of beds is going up to 2,079, but the planning staff should note that a campus-owned fraternity house, the former Sigma Alpha Mu building at 10 Sisson Place (the chapter moved to 122 McGraw Place), is coming down to make way for the project, so the gross number of beds is at least 30 less that that figure.

C. Project: Falls Park Apartments (74 Units) 7:50
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Review of FEAF Part 3 – No Action
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/852

Part III of FEAF is the city planner-written review of impacts, proposed mitigations, and whether the lead agency feels the mitigations are appropriate and effective. Some stormwater, remediation plan and other supplemental materials are still needed before a declaration of significance can be made. 

D. Project: New Two-Family Dwellings 8:10
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Public Hearing
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally non-conforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/859

City staff were really unhappy about this plan last month, and it was implied that this was one of the examples of “bad” infill that may lead to the new single primary structure overlay. However, barring extreme circumstances (think Maguire at Carpenter Park), review will continue under the current regulations. No new materials appear to have been submitted since the last meeting. 

E. Project: Maguire Ford Lincoln Additions and Improvements 8:30
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Public Hearing, Potential Determination of Environmental Significance

Project Description: The applicant proposes to demolish a portion of the existing building and construct two additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate customer, service parking, employee, and display parking. The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the purpose of environmental review. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/860

The revised plans include modified architectural features (more windows, a green wall), and a greater amount of vegetated landscaping to comply with zoning. On-site solar panels are being considered per board recommendation, but the old building was not designed to hold the weight of solar panels. The new wings will be designed to host panels. Heat pumps are being evaluated for some functions, but some of the heavy-duty components like the service bay will likely rely on modified conventional fuel systems. The building will meet or exceed NYS Energy Code requirements.

F. West Hill- Tiny Timbers – Sketch Plan 8:50

This one has been a long time coming. Tiny Timbers bought a 5.45 acre parcel on the south end of Campbell Avenue’s 400 block back in September 2016, and has long planned one of its cluster home developments on the vacant lot. As noted at the time on the blog:

“Dolph et al. are looking to do a similar development to the one in Varna on a 5.45 acre parcel at the south end of the 400 Block of Campbell Avenue, which was noted in a weekly news roundup when it hit the market back for $195k in August 2015. The Journal’s Nick Reynolds touched on it in a through write-up he did earlier this week. The comprehensive plan calls this portion of West Hill low-density residential, less than 10 units per acre. Current zoning is R-1a, 10000 SF minimum lot size with mandatory off-street parking, although maybe a cluster subdivision would come into play here. The Varna property is a little over 6 units per acre. If one assumes a similar density to the Varna project, the ballpark is about 35 units, if sticking to the 10000 SF lot size, then 23 units.

On the one hand, expect some grumbling from neighbors who won’t be thrilled with development at the end of their dead-end street. On the other hand, these small houses are modestly-sized and priced, they’ll be owner-occupied, and if the Varna site is any indication, the landscaping and building design will be aesthetically pleasing.”

G. 112-114 Summit Ave – Sketch Plan 9:10

This one required some fact-checking, because 114 Summit Avenue was the former Cascadilla school dorm that came down last year to make way for the Lux apartment project at 232-236 Dryden Road. A better address for this project might be “238 Dryden”, and the rumor mill says it’s by Visum Development Group, who developed the Lux. Although the exact positioning seems uncertain, the parcel north of the Lux is CR-3 (three floors, 40% lot coverage, parking and houselike features such as gables and porches required), and the remaining adjoining parcels are CR-4 (four floors, 50% lot coverage, no parking required). With student housing experiencing a little more slack in the market lately, it’s not clear if this is student housing, or another use.

7. Old/New Business PRC Meeting Time/ Date 9:30

8. Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development 9:40

9. Adjournment 9:50





News Tidbits 11/26/18

27 11 2018

Just to get this out in time, he’s a look at what will be a rather long but very interesting city of Ithaca Planning Board meeting tomorrow evening.

1 Agenda Review 6:00

2 Special Order of Business – Planning Report on ILPC recommendation to designate the former Delaware, Lackawanna, & Western Railroad Station at 701 West Seneca Street. 6:05

3 Privilege of the Floor 6:20

4 Approval of Minutes: October 23, 2018 6:35

5 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 6:40
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Distribution of FGEIS & Review of Schedule – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving the redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca.

No decisions expected tonight, but the distribution of the FGEIS (Final Generic Environmental Impact Statement) is a major step forward. From here, the Planning Board will review and critique the document, and when satisfied, it will vote for a resolution of completion. A recommendation to adopt the Chainworks PUD zoning and the FGEIS findings will follow, and if successful, the Common Council will also vote to adopt the PUD zoning. That would complete generic review for the site – new builds would still come to the board as necessary, but renovations could potentially begin not long afterward. Timing-wise, the final approvals are still a few months out, but this massive 910+ unit project is slowly closing in on approvals, and potentially, construction.

B. Project: North Campus Residential Expansion (NCRE) 6:55
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Review of FEAF Part 3
Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

Materials provided indicate that city planning staff are reasonably satisfied that the energy impacts of the massive North Campus housing plan have been mitigated. The only new letter on record this month is a letter of concern from the City Historic Preservation Planner about the project’s visual and aesthetic impacts on the Cornell Heights Historic District to the west.

C. Project: Apartments (12 Units) 7:25
Location: 327 W. Seneca Street
Applicant: Noah Demarest for Visum Development
Actions: Consideration of Preliminary & Final Site Plan Approval
Project Description: The applicant is proposing to construct a three-story apartment building with 12 units. Project development requires the removal of the exiting building and parking area. The project will include exterior bike storage, a trash enclosure, walkways, landscaping, signage, and lighting. The project is in the B2-d Zoning District and has received the required variances for front-, side-, and rear-yard setbacks. A small portion at the rear of the property is in the CDB-60 District. The project has received Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), for which the Lead Agency made a Negative Determination of Environmental Significance on September 25, 2018.

Not much to add regarding Visum’s workforce housing (80% area median income) proposal for the State Street Corridor. The project is expected to receive $200,000 from the latest round of the Community Housing Development Fund, the affordable housing fund jointly paid into by the city, county and Cornell. In this case, Cornell will cover $170,000 and the city $30,000. Cornell doesn’t have any hand in this project, but having one entity pay most of the grant for a given project makes it less complex to administer. 

D. Project: Falls Park Apartments (74 Units) 7:35
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Public Hearing, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

Note that IFR is a Travis Hyde Properties business entity. The attempt to gain approval for an environmentally compromised project site is likely going to be more heavily scrutinized given the recent controversy regarding proposed demolition procedures for the Old Library site.

E. Project: New Two-Family Dwellings 7:55
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Declaration of Lead Agency, Review of SEAF Parts 2 & 3
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally nonconforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).

F. Project: Maguire Lincoln 8:15
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Declaration of Lead Agency, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to demolish a portion of the existing building and construct two additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate customer, service parking, employee, and display parking. Landscape design will improve vegetative cover; however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%). The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the purpose of environmental review.

G. Sketch Plan – 312 E Seneca Street, Jagat Sharma 8:35

312 East Seneca is a 4,482 SF three-story mixed-use building on the edge of Downtown Ithaca. The building was long-owned by Ithaca architect Jagat Sharma, who ran his practice from the building (1416 SF), the Alley Cat Cafe (1926 SF), and a four-bedroom apartment (1140 SF) on the upper floors.

A few years ago, the site was floated as part of the potential footprint for Visum Development’s Seneca Flats mixed-use project, though at the time it was made clear that it was not an essential property to the development, and simply a possibility if Sharma chose to sell to Visum. Sharma didn’t – in September, he sold the building to an LLC associated with the Stavropoulos family for $800,000, double the assessed value. That lofty price relative to assessed value was a big clue something was planned here, and it looks like the first glimpse of that will come tomorrow night. The Stavropoli of West Hill have been growing their assets through acquisition or development for the past several years, including the 4-unit North Aurora project in item E. above.

Normally, the Stavropoulos family is low-key about development, preferring lower-profile infill builds in established neighborhoods – the largest project of theirs to date is the 11-unit 107 South Albany project. They often turn to local architect Daniel Hirtler, but this time, Collegetown favorite Jagat Sharma will have a hand in redeveloping the building that housed his office for so many years. This would be Sharma’s first building downtown since the Greenstate Building (127 West State Street) in 1991. For the record, this would be their second Sharma commission, with a duplex planned for 209 Hudson Street being the other (granted, that’s also a modular structure).

Zoning-wise, this is CBD-60. Within that zone, Sharma can design a five-story building up to 60 feet tall, no parking required, with any variety of commercial or residential uses. Any design will have to conform with the recently-adopted Downtown Design Guidelines. The Stavropoli are likely to do all-residential or residential with ground-floor retail. The current building is quite narrow, but it also only occupied the east half of the lot – a new structure could practically touch the neighboring building at 308 East Seneca.

H. Sketch Plan – 114 Catherine Street, Jagat Sharma 8:55

Things are about to get a bit confusing. A few years ago, the Lambrou family, mid-sized Collegetown landlords and developers of Collegetown Park, presented and built an infill project at 114 Catherine Street – while all the working docs used 114 Catherine Street, the address of the existing building set back into the lot, the new 3-unit, 17-bedroom building was christened 116 Catherine Street.

This new building is expected to be a replacement for the existing 114 Catherine Street, the Mission Apartments, and is expected to complement 116 Catherine in appearance (Jagat Sharma designed that as well). Zoning here is CR-4, up to four floors, with a maximum of 50% lot coverage (but not parking required). Expect this to be student housing – probably not too big, a few dozen beds at most, but something to take note of nevertheless.

I. Sketch Plan – 130 Cherry Street, Residential, Vecino Group 9:15

130 Cherry Street is a 4,600 SF auto body shop that’s been for sale for quite a while now. The rumor mill says Vecino CEO Rick Manzardo was walking around the area a couple of weeks ago, and it looks like there was a reason for that. The plan being floated is affordable “artist housing”. This wouldn’t be a new concept to Vecino, who renovated a vacant warehouse in Troy into the 80-unit Hudson Arthaus. What makes the Arthaus unique among affordable housing is that it offers on-site amenities geared to artists, as well as income-based rents for those who make only a modest living while engaged in their creative pursuits.  Those amenities include a wood shop, on-site storage units, gallery spaces managed by a local non-profit, and a computer/digital work suite.

Zoning here is “Cherry Street District” Waterfront Zoning. Since it’s north of Cecil Malone Drive, housing is allowed – but not on the first floor. The first floor is for light industrial and many commercial uses, including restaurants, stores and offices. No ground-level storage permitted, however. In this “artist housing” format, the first floor would likely be the exhibition/gallery.workshop space. The building may be up to five floors with 100% lot coverage once setback requirements are met. Bonus for this site, the Cherry Artspace is a few hundred feet away. With about 179,000 SF in building capacity offered by the site and zoning before setbacks are considered, a potential project could be fairly sizable.

6. Old/New Business 9:35

7. Reports 9:40
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 10:00





News Tidbits 10/20/18

20 10 2018


1. So here’s an intriguing update to the stalled redevelopment at 413-415 West Seneca Street. Ithaca Neighborhood Housing Services was preparing to buy the former Ithaca Glass property and its development plans, which had hit a major snag due to structural issues with the existing building, and continued financial issues with pursuing of a completely new build (bottom). INHS was planning on purchasing the site and going with the original plan, which would have added four units to the existing two apartments and vacant commercial space. But someone outbid them for the site. The buyer, who has not finalized the purchase, may elect to use either of the plans designed by STREAM Collaborative, or pursue a different project at the site.

While that plan may have fallen through, it looks like the INHS Scattered Site 2 rehab/redevelopment plan will be moving forward following approval of amendments to the funding plan by the IURA and Common Council. The revised plan will dedicate funds toward the replacement of fourteen units (four vacant due to structural issues) in three buildings to be replaced with a new thirteen-unit apartment building at 203-208 Elm Street on West Hill, and major rehabiliation of four other structures (sixteen units) in Southside and the State Street Corridor.

2. Speaking of sales, here’s something to keep an eye on – the Lower family, longtime Collegetown landlords, sold a pair of prime parcels on October 4th. 216-224 Dryden Road was sold for $2.8 million, and 301 Bryant Avenue was sold for $1.4 million. Both properties were sold to LLCs whose registration address was a P.O. Box. A couple of local development firms like to use P.O. Boxes, but with nothing concrete, it’s uncertain who’s behind the purchases.

301 Bryant Avenue has some historic significance as the formal home of the Cornell Cosmopolitan Club. Founded in 1904 as a men’s organization to provide camaraderie and support for international students attending the university, the 13,204 SF, 35-bedroom structure was built in 1911 and served as the equivalent of a fraternity’s chapter house, providing a shared roof, shared meals, social events, lectures by students and faculty about other lands and cultures, and professional networking for students arriving from abroad. A women’s club was organized in 1921. As Cornell grew and different international groups founded their own organizations, the club’s purpose was superseded, and shut down in 1958. The building was purchased by the parishioners of St Catherine’s a parish center before the new one was built in the 1960s, and served as a dorm for the Cascadilla School before Bill Lower bought the building in 1973. Lower converted the structure into a six-unit apartment building, with the largest nit being eight bedrooms. With an estimated property assessment of $1.27 million, the sale appears to be for fair value – no issues, and no indications of redevelopment.

216-224 Dryden Road is much more interesting from a development perspective. 11,600 SF in three buildings (county data suggests either 14 units, or 9 units and 20 single occupancy rooms), the earliest buildings in the assemblage date from the early 1900s, but with heavy modifications and additions to accommodate student renter growth. Bill Lower bought the property way back in 1968. The properties are only assessed at $1.87 million, well below the sale price. That suggests that a buyer may be looking at redevelopment of the site. The site is in highly desirable inner Collegetown, and the zoning is certainly amenable; CR-4 zoning allows 50% lot coverage and four floors with no parking required. CR-4 offers a lot of flexibility – 119-125 College Avenue and the Lux are recent CR-4 projects.

3. The other recent set of big purchases also occurred on October 4th. “325 WEST SENECA ASSOCIATES LLC” bought 111 North Plain Street, 325 West Seneca Street, 325.5 West Seneca St (rear building of 325) and 329-31 West Seneca Street for $1.375 million. 325 West Seneca is a three-unit apartment house assessed at $200k, 325.5 West Seneca is a modest bungalow carriage house assessed at $100k, 329-331 West Seneca is a two-family home assessed at $360k, and 111 North Plain Street in a neight-unit apartment building assessed at $475k. Added up, one gets $1.135 million, which suggests the purchase price was reasonable.

Given that 327 West Seneca is currently the subject of a moderate-income redevelopment proposal from Visum, one would expect Visum to likely be behind these purchases, right? But the LLC traces back to the headquarters of a rival real estate development firm, Travis Hyde Properties. The whole thing strikes me as a little odd, but who knows, maybe Frost Travis bought the properties as stable assets rather than development sites.

4. Let’s stick with Travis Hyde Properties for a moment – here are the submissions related to his Falls Park Apartments proposal. Readers might recall this is the plan for 74 high-end senior apartments on the former Ithaca Gun site. Drawings here, 138-page submission package courtesy of TWMLA’s Kim Michaels here. Trowbridge Wolf Michaels Landscape Architecture will handle the landscape design, and newcomers WDG Architecture of Washington D.C. are designing the building.

No cost estimate has been released for the project, but buildout is expected to take 20 months. 150 construction jobs will be created during buildout, and the finished building will create four permanent jobs. The project will utilize New York State Brownfield Cleanup Program (NYS BCP) tax credits. In the case of this project, the credits would be a smaller credit to help cover the costs of site remediation insurance, and a larger credit awarded by the state that would cover 10-20% of the project’s property value, depending on whether it meets certain thresholds. It is still not clear at this point if a CIITAP tax abatement will be pursued.

The 74 units break down as follows: 33 two-bedroom units (1245 SF), 9 one-bedroom units with dens (1090 SF), and 32 one-bedroom units (908 SF). All units include full-size kitchens, wood and/or natural stone finishes, and about half will have balconies. Also included in the 133,000 SF building is 7,440 of amenity space, and there will be 85 parking spaces, 20 surface and 65 in the ground-level garage.

A number of green features are included in the project, such as LED lighting, low-water plumbing fixtures, and a sophisticated Daikin AURORA VRV high-efficency HVAC system, which uses air-source heat pumps. It look like there is some natural gas involved, however, for heating the rooftop ventilation units, and in the amenity space’s fireplace.

Due to soil contamination issues, the plan is essentially to dig up the soil and cart it off to the landfill in Seneca County. The soil runs up to 11.5 feet deep, and the building foundation will be 15 feet below current surface level (about 85% of the foundation will be a shallow slab, with deeper piles near the northeast corner). As a result, some of the bedrock will be removed and disposed of as well. What soil does remain on-site will be sealed in a NYSDEC-approved cap. Concerns about VOCs in the groundwater are somewhat mitigated by the geology of the site (horizontal fractures carry the VOCs downhill), but the ground level is a ventilated garage in part to prevent sustained exposure to vapor intrusion. The project will be presented at this month’s Planning Board meeting, where the board is expected to declare itself lead agency for environmental and site plan review of the proposal.

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5. So, one of the reasons why the Voice writeup on the Carpenter Park site didn’t include building renders was because in a follow-up phone call for hashing out the emailing of PDF images, Scott Whitham of Whitham Planning was adamant they not be used, describing them as highly conceptual. He didn’t even want to pass them along out of fear they’d mislead the general public. For the merely curious, here are images taken by Second Ward Councilman Ducson Nguyen.

The architecture firm that’s involved with the project is a newcomer to the Ithaca area – Barton Partners, which has a lot of rather high-end, traditional-looking design work scattered throughout the Northeast, as well as a new more modern designs similar to the placeholders. Can’t make any hard conclusions at this point, but a look through their portfolio gives an idea of what one might expect to see with the Carpenter Park redevelopment.

6. The former Wharton movie studio at Stewart Park is slated to become a gallery and visitor’s center, thanks to a $450,000 state grant. The building, which was the studio’s main office from 1914 to 1920, and is currently used by the city Board of Public Works, will be renovated into the Wharton Museum, with exhibit space, a public meeting room, and a terrace / seating area overlooking the lake. The project will be a joint effort by the Wharton Studio Museum and Friends of Stewart Park, with assistance from the City of Ithaca. Todd Zwigard Architects of Skaneateles (Skinny-atlas) will be in charge of designing the new museum space. It will be fairly modest in size, about 1,000 square feet, with the rest remaining for BPW use; the public works division will compensate the loss of space with an addition onto its annex nearby.

The project should dovetail nicely with a couple of other local nonprofit projects underway – the revitalization and expansion of the Stewart Park playground will give younger visitors something to do while their parents or grandparents check out the museum, and there’s potential to work with The Tompkins Center for History and Culture on joint projects that encourage visitors to pay a visit to both Downtown and the lakefront.

7. The Old Library redevelopment is once again the subject of controversy. Due to structural issues with the roof and concerns about it collapsing onto workers during asbestos abatement, the city condemned the building, which changed Travis Hyde Properties plans from sealing the building in a bubble and removing the asbestos before demolition, to tearing it down without removing asbestos from the interior first. Much of the asbestos from its late 1960s construction was removed as part of renovations in 1984, with more in the 1990s, but in areas that weren’t easily accessible, it was left in place.

The new removal plan has led to significant pushback, led by local environmental activist Walter Hang. A petition floating around demands that the city un-condemn the building and then forces Travis Hyde to renovate the building enough to stabilize the roof to remove the asbestos.

While the concern about the asbestos is merited, there are a couple of problems with this plan. It boils down to the fact that New York State code, rather than the city, defines what a developer can and can’t do with asbestos abatement. The two options here are stabilization and removal before demolition of the above-ground structure, or tearing it down piece by piece and using procedures like misting to keep the asbestos from getting airborne, with monitors in place to ensure no fibers are entering the air. The city can’t force a developer to choose one approach over another, if a building is condemned, and the city can’t force Travis Hyde to renovate the building to a state where it wouldn’t be condemned. That would be the NYS Department of Labor’s role. But if the city rescinded its condemnation, a roof renovation would involve removing the existing roof – a procedure that involves misting the on-site asbestos to keep it from getting airborne. With workers going in an out of the building to stabilize the structure and being put at risk by the unstable roof as well as the asbestos, the Department of Labor isn’t going to sign off on anything putting crewmen at risk of a roof collapse.

There is some consternation with this, and that’s fair. The development project did take several months longer to move forward than first anticipated, though had it started on time it’s not clear if the city and THP wouldn’t have been in this position anyway if work had started sooner. Demolition is expected to start within thirty days of the permit being issued (and it has, so in effect, any day now), and take six to eight weeks to complete.

8. Unfortunately, I had to miss this year’s architects’ gallery night, which is a shame because the local firms like to sneak in yet-unannounced plans. Case in point, this photo from Whitham Planning and Design’s facebook page clearly shows something is planned at the site of the Grayhaven Motel at 657 Elmira Road. The Grayhaven has four on-site structures, and the two westernmost buildings look as they do now…but the footprints of the two eastern buildings, where one first pulls in, do not match their current configuration. Intriguing, but also frustrating. The boards on the floor are related to the Visum Green Street proposal, and the other wall board is a North Campus proposal that didn’t make the cut, previously discussed on the blog here.

9. Out in the towns, there’s not a whole lot being reviewed as of late. The town of Lansing will have a look next week at marina renovations, a one lot subdivision, and a 4,250 SF (50’x85′) expansion of a manufacturer, MPL Inc., a circuit board assembler at 41 Dutch Mill Road. The expansion of their 14,250 SF building will create five jobs or less, per site plan review documents.

In Dryden town, the town board continued to review the proposed veterinary office in the former Phoneix Books barn at 1610 Dryden Road, and they’ll had a look at a cell phone tower planned near TC3. Danby’s Planning Board looked at an accessory dwelling application and a two-lot subdivision last week. Ulysses had a look at a proposal for a 6,400 SF pre-school and nursery building planned for 1966 Trumansburg Road, a bit north of Jacksonville hamlet.

The village of Cayuga Heights Planning Board has a single-family home proposal to look at 1012 Triphammer Road, and in the village of Lansing, the Planning Board and Board of Trustees will review and weigh consideration of a PDA that would allow the Beer family’s proposal for multiple pocket neighborhoods of senior cottages to move forward on 40 acres between Millcroft Way and Craft Road. Trumansburg is still looking at the 46 South Street proposal from INHS and Claudia Brenner.

10. Last but not least, the city of Ithaca Planning Board’s agenda for next week. Apart from the long-brewing Carpenter project, there’s nothing else that’s new, continuing the relative lull in new projects. Cornell’s North Campus Expansion continues its public hearing, and the new warehouse and HQ for Emmy’s Organics looks ready to obtain final site plan approval.

1 Agenda Review 6:00
2 Privilege of the Floor 6:05
3 Approval of Minutes: September 25, 2018 6:15
4 Subdivision Review

A. Project: Minor Subdivision 6:20
Location: 111 Clinton St Tax Parcel # 80.-11-11
Applicant: Lynn Truame for Ithaca Neighborhood Housing Services
Actions: Consideration of Preliminary & Final Subdivision Approval

Project Description: The applicant is proposing to subdivide the 1.71 acre property onto two parcels: Parcel A measuring 1.6 acres (69,848 SF) with 299 feet of frontage on S Geneva St and 173 feet on W Clinton St and containing two existing buildings, parking and other site features; and Parcel B measuring .1 acres (4,480 SF) with and 75 feet of frontage on W Clinton St and containing one multi-family building. The property is in the P-1 Zoning District which has the following minimum requirements: 3,000 SF lot size, 30 feet of street frontage, 25-foor front yard, and 10-foot side yards. The project requires an area variance of the existing deficient front yard on the proposed Parcel B. The project is in the Henry St John Historic 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.

The story behind this is that for legal purposes, INHS needs to split an existing house from its multi-building lot before it can proceed with renovating it as part of the Scatter Site Housing renovation project. No new construction is planned.

B. Project: Major Subdivision (4 Lots) 6:30
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary Subdivision Approval

Project Description: The IURA is proposing to subdivide the 6-acre parcel into four lots. Lot 1 will measure 1.012 acres, Lot 2 will measure 1.023 acres, Lot 3 will measure 2.601 acres, and Lot 4 will measure .619 acres. Lot 3 will be sold to Emmy’s Organics (see below), Lot 4 will be left undeveloped for future trail use, and Lots 1 & 2 will be marketed and sold for future development. This subdivision is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

The Emmy’s Organics project is really two components – one, the new building in the city-owned Cherry Industrial Park, and two, the city’s (IURA’s) construction of a street extension that would service Emmy’s and two smaller lots which could then be sold to a buyer committed to economic growth for presently low and moderate-income households.

5 Site Plan Review
A. Project: Construction of a Public Road 6:45
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary & Final Approval

Project Description: The IURA is proposing to extend Cherry Street by 400 feet. The road will be built to City standards with a 65-foot ROW, 5-foot sidewalks and tree lawn, and will be turned over to the City upon completion. The road extension is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

B. Project: Construction of a 14-24,000 SF Production Facility (Emmy’s Organics) 7:00
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Ian Gaffney for Emmy’s Organics
Actions: Consideration of Preliminary &Final Approval

Project Description: Emmy’s Organics is proposing to construct a production facility of up to 24,000 SF, with a loading dock, parking for 22 cars, landscaping, lighting, and signage. The project will be in two phases: Phase one, which will include a 14,000 SF building and all site improvements; and Phase two, (expected in the next 5 years) which will include an addition of between 14,000 and 20,000 SF. As the project site is undeveloped, site development will include the removal of 2 acres of vegetation including 55 trees of various sizes. The facility is part of a larger project that includes subdivision of land a 40-foot road extension by the Ithaca IURA extension that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

C. Project: North Campus Residential Expansion (NCRE) 7:20 Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Public Hearing (continued)

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

D. Project: Falls Park Apartments (74 Units) 7:50 (Notes above)
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Project Overview Presentation, Declaration of Lead Agency
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

E. Sketch Plan – Mixed-Use Proposal – Carpenter Business Park 8:10

6 Zoning Appeals 8:30
# 3108, Area Variance, 327 W Seneca Street
# 3109, Area Variance, 210 Park Place (construction of a carport)
# 3110, Area Variance, 121 W Buffalo Street (installing a deck and wheelchair lift)
# 3111, Use Variance, 2 Fountain Place (the proposed B&B in the old Ithaca College President’s Mansion)
# 3112, use Variance, 2 Willets Place

7 Old/New Business 8:40
Special Meeting October 30, 2018: City Sexual Harassment Policy, Special Permits (Some of the BZA’s Special Permits Review duties are set to be transferred to the Planning Board).

8 Reports 9:00
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

9 Adjournment 9:25





News Tidbits 8/11/18

11 08 2018

News Tidbits 8/11/18

1. It looks like the Mettler-Toledo facility has a buyer. Ongweoweh Corporation bought the 27,000 SF property at 5 Barr Road in Dryden for $3.24 million on August 3rd. Readers may remember that Mettler-Toledo decided to consolidate the Hi-Speed Dryden plant with a new facility in the Tampa Bay metro, taking 185 jobs with it. Founded in 1978 in Spencer, Ongweoweh Corporation is a Native American-owned pallet management company providing pallet & packaging procurement and design services, recycling services and supply chain optimization programs. The firm had only recently bought its existing 17,577 SF headquarters at 767 Warren Road in Lansing, for $2 million in September 2016 – as Ongweoweh moves to the larger space, it’s putting 767 Warren up for sale for $2.3 million. It’s not clear if this physical expansion will add jobs, and a request for comment was not returned. The company employs a little over 100 people according to a third-party profile, and 58 are based in the Ithaca area.

2. Let’s talk about another business expansion – Emmy’s Organics. The organic cookie producer’s new warehouse and HQ came one step closer to reality this week when the city’s Planning Committee gave its approval to let the full Common Council vote on the sale of 2.601 acres of IURA land to Emmy’s for $242,000. The land is towards the south end of Cherry Street, it’ll be the terminus of the extended Cherry Street, which will be lengthened 400 feet and create two new one-acre lots to sell to business that contribute to the IURA’s goals of job creation for LMI individuals. Examples include drilling tech firm Vector Magnetics, lab electronics manufacturer Precision Filters and the Crossfit Pallas gym. A fourth lot on the west side of the newly extended road would be deeded to the city as a natural buffer between development and the waterfront/Black Diamond Trail.

The initial phase of the $1.25 million development includes 4,000 SF of office/breakroom/entrance area, a 4,500 SF production area, and a 5,500 SF warehouse (14,000 SF total). If growth continues as it has, the plan is to implement a second phase in 2-3 years for a 20,000 SF expansion. The new facility will create at least five new jobs (total staff 24), and the potential expansion would likely add at least another twenty given that phase two called for the parking lot to grow from 22 to 41 spaces.

The rendering of the new HQ above, which is a STREAM Collaborative design, shows both phases. The section in the foreground is phase one, the shed roof structure at back is phase two. The section of parking lot towards the left is a phase two addition as well. No zoning variances are required. Whitham Planning and Design is leading the project through the city review process.

3. Let’s linger on Whitham for a moment. From their website is likely one of the runner-up proposals for the North Campus Residential Expansion over at Cornell. They were partnered with Ann Beha Architects and Baltimore-based Design Collective for a competing design that was ultimately not selected. Cornell interviewed four development teams before going with their final choice, Integreated Acquisition and Development, a firm associated with John Novarr and Phil Proujansky who did the Breazzano in Collegetown. Although owned and operated by Cornell, there is a developer’s fee IAD will earn for developing the NRCE project on behalf of Cornell. That fee varies per project and is usually confidential, but 3-6% is common in commercial builds, and by that yardstick, for a $175 million project IAD stands to make several million dollars.

With nothing more than a site plan, I’d be willing to guess that given the team members, the plan would have been a contemporary design, though perhaps more conservative than ikon.5 – Ann Beha designed the elegant if subdued first phase of the Cornell Law School addition.

4. The Hotel Ithaca is moving forward with the next phase of plans for its South Cayuga Street property. The next project is to tear down the vacated south wing, a 2-story structure built in the 1970s, and replace it with a surface parking lot. At a glance, this is not at all a welcome proposal for a downtown street corner. However, it comes with some promise of a hotel addition down the line. A development pad will be created for a “future market-driven addition”, meaning that if business grows and they decide to expand the hotel, they’ll have a level, stable, shovel-ready site. Until then, it’s seventeen fewer parking spaces the hotel will need in the Cayuga Street parking garage. The $550,000 project would be carried out from August to November, and NH Architecture is handling the landscaping, refinishing of the tower wall and overall application on behalf of owner Hart Hotels.

5. Visum’s not wasting any time on its affordable housing proposal for 327 West Seneca Street. The three-story, 12-unit building is planned for an October start and an April 2019 finish, and will be going before the planning board this month Declaration of Lead Agency and review of Parts 2 and 3 of the Environmental Assessment Form.

The project is an interesting little case study of how maximum height isn’t necessarily optimal. The zoning allows four floors; they want to serve 70-80% area median income, which requires 18 bedrooms for economic feasibility at this site. But to have four floors, the materials need to be fire-rated, and the units would need either emergency exit stairs, or an elevator. Since it’s a small building lot, an elevator would eat into the square footage of units, about a bedroom per floor, so there’s no net gain in rentable space with a fourth floor, but there would be an increased project cost. One could save costs by putting in the stairs vs. the elevator, but the fourth floor units would be harder to fill because they would pose greater access difficulties – ask around and see how many people want to walk up four flights everyday. This is actually one of the major reasons why the Village Solars in Lansing are also three floors, the expense of elevators would have driven their budget higher than the mid-market segment Lifestyle Properties wanted to serve.

Net-zero energy use is being explored (electric heat pumps powered by off-site renewables), and yard and setback variances are being sought after the city seemed receptive to a variant sketch plan with a few more square feet in the units for the sake of livability. STREAM penned a traditional design fitting with the block, and the revisions added a few more windows into the sides of the structure.

Also in the projects memo for this month are final approval for Benderson’s 3,200 SF addition at 744 South Meadow Street and the Declaration of Lead Agency for Cornell’s new north campus dorms. The Benderson project’s landscaping plan was modified slightly, and a new rear exit door and front awning are being considered.

6. Out in the towns there’s not much going on next week. A special meeting of the Town of Ithaca’s Planning Board will decide whether or not to defer to the city as lead agency in the environmental review of Cornell’s north campus expansion. The town of Lansing will be holding public hearings for a one-lot subdivision and a four-lot subdivision for single-family homes.

7. The Lansing Village Cottages plan has its work cut out for it. The design has been tweaked such that the first two home clusters were combined, and the road connecting to Craft Road was realigned. The Millcroft Way connection will have a vegetative buffer and the road would be for emergency vehicle only. However, Millcroft Way residents are still seething – they have $500,000-$700,000, 2,500 SF+ homes locked under a covenant, while the same person who sold their lots is now selling to a developer planning 800-1200 SF cottages. Concerns include traffic, home values, density, and too many senior housing developments, which is a bit of an odd one. Logan’s Run isn’t just a street in Dryden.

The village is pretty hesitant to support this – the Board of Trustees sent the proposal back over to the Planning Board, hoping that they could make some recommendation as to whether it meets the goals of the village. On the one hand, that would seem an easy yes at a glance, it’s senior housing close to urban areas in an affordable price range. However, after shelling out close to $50,000 for lawyers to fight Lisa Bonniwell over her lawsuit to stop the East Pointe Apartments, money that won’t be paid back (perhaps indirectly in property taxes in a few years), the village is afraid of another Article 78 lawsuit, and the residents of Millcroft are very deep-pocketed and willing to go to court. This is vaguely reminiscent of a study that shows wealthier areas are much more adept at stopping density and new housing in general because they have more leverage – one of those being that a fear of costly litigation is a strong municipal deterrent.

8. We’ll end on a positive note – after eight years of back and forth, it appears site prep has begun on the 20 senior housing units planned as part of the Lansing Meadows project. Since developer Eric Goetzmann had until July 31st or else face significant legal action (Goetzmann applied for and received a tax abatement for the BJ’s that was contingent on the housing, and it was at risk of being clawed back), I had dropped by August 3rd. After looking around, it did not seem to be under construction; a bit of upturned dirt and a bulldozer on site. The village decided it was, if barely, according to the Lansing Star:

Yes, he scratched the earth. Yes, he does have the soil fencing in,” {Village Code Enforcement Officer Adam} Robbs said. “He has hired a dedicated contractor at this time to do the site work. He has a culvert permit and approval to install a temporary culvert for construction use. I do have a preliminary set of plans. I am hesitant to say he has begun a significant amount of work… but he has begun work.”

>We’ll see if it merits an update in October.