News Tidbits 12/4/2016: Not Forgotten

4 12 2016

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1. It looks like the Old Library proposal will be coming up to bat one last time. Developer Travis Hyde Properties and its project team will present one last major revision at the January Ithaca Landmarks Preservation Commission (ILPC) meeting. Things are well behind schedule at this point, as the ILPC continues to take issue with the old library proposal – which at last check, has had seven separate designs proposed and shot down for one reason or another. The Times reports that senior services non-profit Lifelong is one again involved in the project, although it had never really left – they will control the community room on the first floor, and will receive the revenues generated from renting it to outside entities. The last iteration may once again include first-floor interior parking, since that was the sticking point at the October ILPC meeting – the plan for design #8 is to increase parking from the proposed 10 spaces, to 25-30 spaces. If the January concept is acceptable, or at least close to ILPC approval, Travis Hyde will pursue the 55-60 unit plan; otherwise, it’s over.

The county had hoped that the sale of the property would generate $925,000 at the outset, as well as future tax revenues; the current building’s mechanical systems are past their useful life and in need of replacement, a cost likely to exceed a million dollars. With no sale, and a perceived “toxic” site for development due to opposition both during the RFP stage and during this review process, the county and city will be in a less than enviable position if things fall through.

At the housing summit, the old library came up as a point of concern and contention; JoAnn Cornish, the city’s planning director, suggested at one that if the county had been willing to part with the property for a token $1, than the need to build up on the site wouldn’t be so great. I happened to be taking notes next to a county legislator and Old Library Committee member who muttered that that was a terrible idea and Cornish had no idea what she was talking about. Anyone looking for common ground is going to have a real hard time finding it.

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2. It looks like Cayuga Medical Associates’ plan for Community Heights is nearly good to go. Only a couple minor revisions were presented at the Cayuga Heights Planning Board’s meeting on the 28th – a rear (east) driveway, sidewalk work and a detention basin. Cover letter here, updated site plan here, and a letter noting a potential change in hosted medical specialties here. The $5.6 million medical office building at 903-909 Hanshaw Road is 2 floors and 28,000 SF (square-feet), of which 23,200 SF will be lease-able space. The initial presentation in March called for a 3-story, 39,500 SF structure. Two buildings, a one-story office building and a vacant drive-thru bank branch, would be demolished.

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3. Now for something that’s a little less certain – the 400-406 Stewart Avenue reconstruction. One can’t call it the Chapter House reconstruction, because there’s no certainty that that is what will happen. Nick Reynolds has the full story over at the Times. The Chapter House’s intended space on the first floor is being advertised by Pyramid Brokerage for $35/SF, double the bar’s rent from before the fire. The owner of the Chapter House referred to all this pre-development as a “money pit” as the building still has no anchor tenant, but he was still open to being a part of the rebuild. In short, it looks like we’re seeing some bickering between the developer and potential tenant spill out into the public domain, and we’ll see how it plays out.

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4. At the city planning board meeting last week, preliminary approval was granted to Charlie O’Connor’s four two-family homes at 607 South Aurora. City Centre also continued with its review, with comments focusing on sustainability and solar panels. Changes to the project are minor at this point, and we’re probably close to the final product at this stage. Amici House was also debated, with neighbors expressing concerns about the size, and uncertainty on whether TCAction can handle 23 homeless or vulnerable youth.

I’ll register a small complaint – the north stairwell of the residential building. I’d encourage TCAction and Schickel Architecture to explore using smoked or tinted glass to reduce glare, rather than bricking it in. It makes the building look cold and industrial, which seems just as unfriendly to neighbors as glare would be.

The board also went ahead with lead agency on Novarr’s College Townhouses project, and was shown brief presentation on two Visum Development Group projects, 126 College and 210 Linden. More on those here.

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5. The Times included a quick Collegetown construction rundown about a week and a half ago. Two quick addendums –
A. Still no plan for 330 College Avenue, since Fane did the development version of trolling by proposing a 12-story building in a 6-story zone, and was told there was “no way in hell” it would happen;
B. Nothing scheduled for 302-306 College Avenue, aka “Avenue 102”, until at least mid-2018. The rumor mill says the Avramis family, who proposed a two-building, 102-unit sketch plan in October 2014, are concerned about market saturation. Given Cornell’s plans to increase their enrollment by raising their incoming freshman class size from 3250 to 3500, it might be worth another look.

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6. The city has released the preliminary design guidelines from Winter & Company. The Collegetown guidelines are here, Downtown’s here. Although there are suggested rather than mandatory, in theory, a project team could use these guidelines to formulate plans that would be less likely to get hung up in the city’s project review process – one could call it “form-based code lite”. There’s nothing particularly groundbreaking in here, but the guidelines do promote urban-friendly and contextual designs. These are draft open to public comment – those who would like to can send their thoughts to city planner Megan Wilson at mwilson*at*cityofithaca.org by December 15th. there are some differences between existing zoning and these guidelines (for example, setbacks) that will need to be addressed at some point – the revised drafts will roll out in mid-January.

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7. Now that the county housing summit is behind us, I think that while there wasn’t any sort of huge breakthrough at the event, it was helpful to the community to have the obstacles and suggested goals shared with a large audience. Although, as county legislator Anna Kelles pointed out, it wasn’t necessarily a wide audience – renters, younger residents and lower-income individuals were not well-represented. At least for me, the big, exciting news was Cornell’s plans for new housing, which I will be writing about for the Voice later this week. While not perfect, the event did bring to light certain issues – NIMBYism can be a delicate topic in an audience like this, but one of the points that was stressed at the summit was, if you support a project, then let the governing body in charge know you support it and why. Heck, JoAnn Cornish was saying the city gets opposition emails from residents of California and Oregon. A little support from local residents, even students, reminds city staff and board members that there a variety of opinions.

I can definitely say that not everyone who attended was pro-development – after the woman behind me asked if I was a reporter (I said yes, for the Voice), she kept passing me notes like “since when did development bring property taxes down”, “developers are just in it for the money” and “Ithaca shouldn’t have to change”. I don’t think she liked my replies – the first one I wrote back a response about spreading the tax burden out with new infill development, the second I wrote “strictly speaking perhaps, but they don’t want to turn out a terrible product”, and the last, I perhaps unkindly wrote “[t]ell that to the families being priced out. Something has to change.” She got up and left shortly afterward.





News Tidbits 1/23/2016: A Doozy of A Week Ahead

23 01 2016

1. Over in the town of Ithaca, an update is being considered for the Rodeway Inn budget motel at 654 Elmira Road. Previously, the motel had been approved for renovations that would expand the size of the 25 existing units and provide 2 new inside corner units, along with the associated landscape and site improvements. This proposal was originally approved by the town in December 2013, but then the project never went forward, partially because the Maguire group was looking at buying the property and tearing it down to make way for their artisanal car dealerships and headquarters. With the Maguire’s plan filed away in the circular drawer, the owners of the Rodeway Inn have decided to reconsider the renovation project.

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Along with the room expansion, the new plan also calls for renovating an existing on-site residence into a new office by building an 1146 SF addition, while the existing motel office is renovated into a community room to serve travelers. Variances for side-yard setbacks granted for the previous proposal must also be re-approved, since zoning variances in the town of Ithaca are only valid if construction starts within 18 months of being granted (in other words, the variance expired last June).

Pennsylvania-based HEX 9 Architects is in charge of design, and JAMNA Hospitality is the developer.

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2. From the city of Ithaca Landmarks Preservation Council agenda next Tuesday, the latest iteration of the design plans for the Chapter House replacement and its neighbor at 406 Stewart Avenue. The Chapter House looks to be in the last stages of ILPC approval, while the apartment house next door is still in the early design review stage.

Looking at the Chapter house, the zinc roofing tiles have been replaced with asphalt, and two more paint colors will be included on the trim, which has gone from white to dark grey and black. The ILPC is doing what they do best, going over projects with a very fine toothed comb and debating every detail. Meanwhile, the current iteration of 406 Stewart Avenue calls for a 4-story apartment building with design features very similar to the previous 3-story building. That project still has some debates ahead of it, so we’ll see what happens moving forward.

Also on the agenda, discussion with the Planning Board about the DeWitt House/Old Library redevelopment, an update on repairs to 102 East Court Street, and some type of work being done at 210 Stewart Avenue (could be anything from paint color and shingle choices to major work; if it merits a post it’ll be included in a future update).

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3. The Times’ Josh Brokaw wrote a nice summary of developments down at the Ithaca Waterfront, although I wish it hadn’t run when it did (re: HOLT update). Thanks to Josh, we have an idea of what’s going on with the approved but as-yet unbuilt 21-unit 323 Taughannock apartment project:

There was an “unexpected issue” that came up, Flash said, with the project, and so they must take “a sharper look at the engineering” to make the costs work.

I’m going to take a slightly educated guess – the soils were even crappier than anticipated. The high water table and easily-compacted soil in the West End and Waterfront pretty much mandate that multi-story projects have deep, expensive foundations to support the weight of structures. A soil issue was one of the problems that delayed the Lofts @ Six Mile project, and the reason why it’s built tall and narrow; also, since the Bloomfield/Schon has to pay for that deep foundation, it’s one of the reasons why the Lofts are so expensive. From the sounds of the Times article, balancing the deep foundation with adequate parking for the parcel is an issue. I’ll keep my fingers crossed, this project could be a real asset to that area.

Also, pretty sure that Cascadilla Landing still isn’t happening, and the Times has realized that. Anyway, it’s a good piece, and I’m not going to steal all of Josh’s thunder or his Myrick quotes, so spare two minutes and have a read through.

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4. For my moderate griping about timing with Josh’s Inlet Island development piece, I could note that this quote in the IURA Governance Commitee Agenda from city Planning and Economic Development Director JoAnn Cornish ties my article and his together:

“Cornish reported that the Planning and Economic Development Committee identified the Waterfront Neighborhood Plan as the Phase 2 plan of the Comprehensive Plan it would like to move forward with. Funding has been allocated for it. The plan would most likely be a hybrid Waterfront/West End neighborhood plan, in anticipation of significant development interest in that part of the city.”

In good news, affordable housing grants were thankfully saved in the federal budget, meaning that there will be a similar amount heading to NYS in 2016 as in 2015, and those funds would be available to future Ithaca projects should they jump through all the application hoops and be deemed worthy by Albany. The IURA is looking to smooth over any possible shortfalls by offering itself as a housing strategy consultant for the Waterfront/West End and Southside Phase II plans, and in the longer term, sales of parcels at the end of Cherry Street, at 410-426 Taughannock Boulevard, and Fire Station No. 9.

Also, the Argos Inn and Bandwagon Brewery/Restaurant have paid off their IURA loans. Proof that, although there have been failures (Finger Lakes Wine Center), the IURA can properly vet projects and be successful in its mission.

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5. House of the week. 102 Walnut Street, town of Ithaca. the last of Agora Home LLC’s Belle Sherman Cottages is nearly complete, possibly to go on the market as a spec house. The house is a little small than its neighbors since the lot is smaller, but the unique design gives the street some extra diversity. Apart from landscaping, paving and some finish work (on the exterior trim at least, although being a Simplex modular means the inside is probably finishing up as well), the house is just about finished. Nice work Carina Construction.

6. Last but certainly not least, the Planning Board agenda for next Tuesday. It’s a big one.

I. Agenda Review
II. Public Comments
III. Special Order of Business – Chain Works District Redevelopment Project – Presentation of Draft Generic Envrionment Impact Statement (DGEIS) and Scheduling.

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It’s finally moving forward. The Chain Works District, which was last presented at a meeting in November 2014, is finally ready to discuss parts of its environmental review and timelines. Per the agenda, “The project is a mixed‐use development consisting of four primary phases: (1) the redevelopment of four existing buildings (21, 24, 33, & 34); (2) the repurposing of the remaining existing buildings; (3) potential future development within areas of the remainder of the site adjacent to the existing buildings/parking areas; and (4) future developments within remaining areas of the site.” This will merit its own piece, but in the interest of time, Ithaca Builds offers a great summary of the previous steps and the proposal itself.

IV. Subdivision Review – 101-107 Morris Avenue. Declaration of Lead agency, Public Hearing, Declaration of Environmental Significance and Recommendation to the Board of Zoning Appeals (BZA). This subdivision proposed to reconfigure a pair of vacant North Side lots to allow a duplex to be built by Habitat for Humanity. The two 1400 SF units would be sold to families with modest incomes. There’s a letter of support and the Board has already drafted a recommendation to the BZA giving their thumbs-up.

V. Site Plan Review

A. Cayuga Green Phase II (Lofts @ Six Mile Creek). The applicant proposes to omit a green screen on the parking garage. A letter from the developer asserts that the wall will be adequately masked by trees.

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B. Hilton Canopy Hotel – Project Update, addressing conditions of Site Plan Approval and Requested Changes. Developer Neil Patel (and represented by Scott Whitham) requests to increase the number of hotel rooms from 123 to 131, and increase building size from 74,475 to 77,884 SF. Height would remain the same. Once again, this is something that could be the subject of its own post, but will have to keep it brief for the moment.

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C. State Street Triangle – Project update, no decisions planned. 9 stories, 96′, 180 units, 452 bedrooms, 12,300 SF ground-floor retail, including space for Ithaca Bakery and CTB. See Thursday night’s Voice article for more info. Smaller, shorter, and maybe palatable.

D. 424 Dryden, parking lot rearrangement, Declaration of Lead Agency

E. E-Hub, 409 College Avenue, renovations. While technically it doesn’t require review, Student Agencies and STREAM are asking for thoughtful feedback.

F. Sketch Plan – Elmira Savings Bank, Route 13. Pretty sure this is the one tied up in that PR disaster. WEDZ-1a Zoning allows up to 90% lot coverage, 5 floors and 65′, but given previous statements, the short-term work might just have to do with renovations of the former Pancho Villa restaurant, maybe a drive thru lane or other major exterior work. We’ll see. Background reading on the parcels themselves here.

G. Sketch Plan – Cherry Artspace. Developer: Performance Premises LLC/Samuel Buggeln. Cherry Artspace, a theater company, is located at (where else?) 102 Cherry Street on the city’s southwest side. The building was purchased in August 2015 for $240,000, it had previously housed Renovus Energy before the solar panel company decided to move out to more spacious digs in Ulysses. The theater company, directed by Sam Buggeln (pronounced “bug-ellen”), wishes to renovate the ca. 1980, 1,154 SF building into dedicated performing arts space.

VI. Zoning appeal recs for the Habitat duplex

VII. Planning Board Resolution to the BPW regarding Seneca Street Streetscape work, Cascadilla Street Railing Options, and potential rezoning of a section East State Street/MLK Blvd. from B-4 to the more restrictive and residential-focused R-3a. Glancing at the zoning map, only the north side of the 400 Block is B-4, so the downzoning is probably intended for the houses on the corner of E. State and Schuyler, 420 and 422-24 E.State/MLK, and 108 Schuyler Place.

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Also worth noting, the Travis Hyde Old Library project will be discussed separately with the ILPC. That meeting is at 6 PM at City Hall. The Planning Board meeting at City Hall starts at 6:45 PM.





News Tidbits 7/25/15: To Reuse and Rejuvenate

25 07 2015

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1. Let’s just outright say it – the Tompkins County Legisltaure’s Old Library decision is a complete mess at this point. As covered last week, there were three separate individual resolutions – one from legislator Mike Lane for the Travis Hyde proposal (first image), and one each from legislators Dooley Kiefer and Leslyn McBean-Clairborne for the Franklin proposal (second image).

They all failed. 8 yes’s are required. The Travis Hyde proposal failed with 5 yes and 7 no’s. The Franklin proposal failed with 5 yes and 7 no’s on Kiefer’s resolution, and 4 yes and 8 no’s on McBean-Clairborne’s resolution. Martha Robertson, a supporter of the Travis Hyde proposal, recused herself because she had received donations from Frost Travis during her failed congressional campaign in 2014. Legislator Glenn Morey, also a supporter of the Travis Hyde proposal, was absent from the meeting.

I don’t see any way this will ever get the eight votes required. Kathy Luz Herrera voted against the proposals because the resolution has a ground lease (meaning the county still owns the land but leases the property), and Dooley Kiefer has stated she refuses to support any of the projects unless they have a ground lease – in other words, these two have mutually exclusive votes. By voting against McBean-Clairborne, Kiefer’s made it clear she will vote against the Franklin project unless it meets her exact specifications. Shinagawa voted against Travis Hyde for not being what the community wanted, but won’t vote for the Franklin proposal unless they guarantee Lifelong’s involved. And Stein has come out in favor of the Travis Hyde proposal. There’s no solution on the horizon.

So now it heads back to the Old Library Committee. Sale to the highest bidder and demolition of the library are real options on the table.

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2. Turning to Lansing town, the planning board there has approved plans for the 102-unit Cayuga Farms townhouse project for a 31.4 acre parcel off of North Triphammer Road near Horvath Drive. First reported last Friday by the Lansing Star, the project received negative SEQR determination (meaning that, following the state’s environmental review guidelines, that the planning board decided the project will have no serious detrimental impact on the community) and issued preliminary site plan approval.

However, one issue still remains to be resolved before any shovels hit the dirt – sewer. The project currently has a modular package sewer treatment proposal that would work in place of the voter-defeated municipal sewer, and allow for denser development than the town’s rule on septic tanks. But the DEC’s interest in that type of treatment has been mixed. It could be a while before the situation gets sorted out.

Readers might remember this project because it’s one of the few I’ve openly derided. The 102 units are townhouse-style apartments marketed towards the upper end of the market. They would be built in phases over a period of several years.

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3. Now for some eye candy. Included with this week’s planning board project review committee agenda are additional renderings for John Novarr’s project at 209-215 Dryden Road. Doing a quick visual cross-check with the initial renderings, there don’t appear to be any substantial design changes, and the colorful metal cladding appears to retain the same pattern as before. Getting a little poetic here, the cascading metal bars are reminiscent of water running down a wall.

The city’s Full Environmental Assessment Form doesn’t express many worries about the project; some concerns have been raised about too many pedestrians on the street (the building would add 420 people to Collegetown’s sidewalks at the outset, 600 when fully occupied), but that seems to be about it for now.

The $12 million project is moving right along in an effort to start construction this fall. Declaration of Lead Agency and some CEQR discussion (the city’s more stringent version of SEQR, State Environmental Quality Review) are expected at the July planning board meeting. Plans call for 76,200 SF building with three floors of classrooms and three floors of offices for Cornell’s Johnson School Executive MBA program. The building would be ready for the Big Red’s B-students in April 2017. The property would remain on the tax rolls.

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4. A couple of interesting news notes courtesy of the Ithaca Urban Renewal Agency (IURA) Agenda:

First, popular downtown restaurant Madeline’s is looking to obtain an agency loan as part of a renovation project. The $470,000 project would add three jobs, only one of which pays living wage. The restaurant on the first floor of the Rothschild Building (the two-story building in the above photo) hopes to take advantage of the new hotels going up, and law firm Miller Mayer moving its 60 employees into the Rothschild Building. Previously the firm was in the Chemung Canal Trust Company building further up the Commons.

Second, the Finger Lakes School of Massage has applied for an agency loan to facilitate a move from West Hill to downtown. The school would move its ~34 staff and 75-95 students into 10,804 SF of leased space on the Rothschild Building’s second floor, with a further 1,700 SF on the ground level for a retail store and alumni massage clinic. The space would be renovated at a cost of about $194,300.

Although both projects come with risks (Madeline’s being a restaurant, FLSM having some worrying financial statements), both projects have been recommended for loan approval. The FLSM and Miller Mayer news suggest that most of the office space in the old Rothschild Building, left vacant when Tetra Tech moved to Cornell’s office park in 2010, has now been refilled.

The new window cut out built recently into the Rothschild Building’s east facade is part of the space where FLSM is moving into.

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5. And now another reuse project – at 416-418 East State Street, currently home to an underused 7,600 SF office and a connected manufacturing/storage building. The house dates from the 19th century, with various additions as recent as the 1970s. According to plans filed with the city, an LLC linked to Argos Inn architect Ben Rosenblum has plans to convert the old manufacturing space into a bar and storage space, with renovated offices and a 2 bedroom apartment in the original house. The project will include an accessory parking lot, revised landscaping and handicap access. Area and setback deficiencies have resulted in the need for a zoning variance, but a parking variances won’t be required because the bar will have after hours parking across the street at Gateway Plaza. The building itself won’t change dimensions, but the change in use triggers the city zoning laws.

There have been some concerns expressed about this project – at least one neighbor is vociferously opposed to a bar, citing noise problems and concerns about smokers, and the county planning department is not a fan of the traffic and parking arrangement. Offhand, I think a bar is legal in B-4 zoning, but the noise impacts will merit further scrutiny.

The project is definitely something of interest to the Voice’s audience, but in an email, Rosenblum said that details are still being worked out and that he’d prefer to discuss the plan at a later date.

Scott Whitham is serving as a consultant, and local architect Jason Demarest is designing the renovation.

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6. Some very substantial changes are in store for Campus Advantage’s $40 million, 240-unit State Street Triangle project at 301 East State Street in downtown Ithaca.

The Texas-based developer has recruited the assistance of Ithaca architecture firm STREAM Collaborative to help redesign the 240-unit project. And there’s clearly been a lot of work since the previous planning board rendition.

In this revision, a much greater emphasis has been placed on the street interaction and active street uses. Gone is the soaring corner, and in its place is a design with a greater use of horizontal elements (like the decorative belt above the third floor) in order to give the building a more human scale – crucial when you’re planning one of the largest buildings in Ithaca.

The developer is also seeking to remove the northbound turning lane from Aurora onto State Street, and replacing it with a pedestrian area with widened sidewalks, outdoor seating and dining spaces. The land would have to be procured from the city, or some other type of collaboration would have to take place with city officials and engineers.

In documents provided in the city’s planning board agenda for next Tuesday, the developer notes that the project remains student-oriented, but in order to play down comments of it being a massive dorm, 10 4-bedroom units were reconfigured into 40 studio apartments that the developer hopes will be appealing to non-student tenants looking for a less expensive, modestly-sized space.

The State Street Triangle project is also exploring LEED certification.

The project still has a lot of details to be addressed – city transportation engineer Tim Logue has expressed concerns that the traffic study underestimates the number of car trips, and has asked for a revised study. The project is also under closer analysis because the potential addition of 600 residents into downtown Ithaca would put a greater stress on utilities and infrastructure.

These and other questions are likely to be topics of discussion at next Tuesday’s meeting.

The State Street Triangle may be pursuing a CIITAP tax abatement (so much for my theory a couple weeks ago), but the city has not uploaded the application at the time of this writing.
7. Looks like a busy meeting next week for the Ithaca city planning board. In order:

1. A subdivision at 106-108 Madison Street on the Northside. The applicant wishes to create a new lot on the east side of the existing lot, for the purpose of building a new-single-family home.

2. A. Declaration of Environmental Significance and BZA recommendation for the Dibella’s sub shop proposed at 222 Elmira Road

B. Declaration of Environmental Significance, BZA recommendation and potential approval for the 1,100 SF addition to the Maguire Chrsyler/Fiat dealership in Southwest Ithaca

C. Declaration of Environmental Significance, and potential approval for the two duplexes proposed at 112 Blair/804 East State Street

D. Site-plan approval for the first phase of the Tompkins Financial HQ (the new drive-through in the current HQ’s parking lot)

E. CEQR (the city’s version of SEQR) discussion for 215-221 W. Spencer Street

F. Declaration of Lead Agency and CEQR discussion on 209-215 Dryden (the Novarr project noted above)

G. Declaration of Lead Agency and CEQR discussion on State Street Triangle (

noted above)

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H. Sketch Plan – Hotel Ithaca Expansion. Readers might remember a 9-story addition and convention center were approved for the Hotel Ithaca almost two years ago (shown above). Nothing has happened with the expansion plans, for reasons which had been attributed to financing. Dunno what we can expect this time around, but we’ll find out next week.





News Tidbits 7/18/15: Two Steps Forward, Two Steps Back

18 07 2015

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1. The Old Library conundrum continues. At last Friday’s meeting, the committee was unable to come up with an endorsement. As it also turns out, absent legislators Peter Stein and Kathy Luz Herrera can no longer re-introduce the preferred developer vote because absent legislators can  only re-introduce a resolution for the subsequent county meeting – in other words, they didn’t put it up for a re-vote on the 7th, so that option is no longer available. Stein didn’t make a resolution, and Luz Herrera was once again absent from the meeting.

Now things get a little more haphazard. Individual legislators can introduce resolutions for a preferred developer, which Dooley Kiefer and Leslyn McBean-Clairborne are doing for the Franklin/STREAM proposal (the 22 condos and medical office space, first image), and Mike Lane for Travis Hyde (the 60 apartments with space for Lifelong, second image). Either one would require eight votes in favor. Martha Robertson’s recusal makes the Travis Hyde proposal a little less likely to hit that magic number, but unless anyone’s had a change of heart, if Kathy Luz Herrera and Peter Stein don’t both vote in favor of the Franklin proposal, nothing moves forward. The county gets left with a building they can’t make a decision on and don’t want to keep.

The building needs hundreds of thousands of dollars in renovations at this point, not to mention routine maintenance; the lack of a decision could be a weight on any legislator’s re-election prospects. If there is no decision, what happens next is anyone’s guess; spending money to mothball the building, demolition, or even selling the property on the open market. whatever the case, this is definitely not a comfortable position for the county to be in.

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2. Looks like the Amabel housing development in Ithaca town is undergoing some site plan changes once again. Quoting the web page, “[w]e recently came to the conclusion that it is far better to park the cars at each house then to have car parks within the common space, allowing 2 cars per house if needed. This also allowed for more guest parking spaces.” Rather than having a road go through the middle of the housing development, the development is now encircled by the road coming in and out of Five Mile Drive. I asked developer Sue Cosentini of New Earth Living LLC if those were garages facing the driveways, and the reply was “no, [but] they may be carports though.” As a result of the revised site plan, the project would need to go back in front of the Ithaca planning board for re-approvals.

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3. Recently, Finger Lakes ReUse has been working on plans to open a new “downtown” branch and HQ at the site of the former BOCES Building at 214 Elmira Road on the edge of big-box land. The plans for the gut renovation of the ca. 1950 building (Ithaca’s first big-box supermarket) have been in the works for a while, and grants have been awarded to fund the project.

One thing that appears to be a recent addition, though, is a three-story, 20,000 SF office building. The building, described as the “Main Headquarters”, is strictly a conceptual proposal. The grant announced in December funds two new buildings,  the renovation and what could be either be the proposed 5,000 SF warehouse to the west of the existing building, or the “tenant space” occupied by Boris Garage at 210 Elmira.

The office building is an interesting idea, adding density to the often-underutilized Southwest Corridor and showing what future plans might be in store for the non-profit.

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4. It seems like there was an unpleasant surprise at this month’s IDA meeting – the motion from committee member Will Burbank to put a moratorium on all tax abatements until a county CIITAP is in place for local labor/construction unions and prevailing wage policy. For those unfamiliar, a moratorium is in this case a temporary prohibition of all new tax abatements. After considerable debate and a split opinion from committee members, the motion was rescinded until next month.

Speaking as a matter of opinion, it might seem like a good idea on the surface, but an all-out moratorium sounds more like a case of “throwing out the baby with the bath water,” as one of my professors used to say. Generally, the policy for businesses to hire the contractor with the best price and a strong record for quality, on-time work. Sometimes that’s a local business with local labor; sometimes it’s a company in Binghamton, Syracuse or Rochester. Hence the debate.

The problem with a moratorium is that it stops everything applying for a tax abatement, including projects that already have plans to use local labor. And to be frank, local governments have a terrible track record with moratoriums, frequently extending them because of bureaucratic red tape. I think the unions support the CIITAP idea, but a moratorium that could place even larger numbers of their membership out of work for 12 or 18 months is undesirable and politically damaging. Local labor is important, but a moratorium isn’t the best approach.

On another note, the IDA did unanimously approve the tax abatement for the Tompkins Financial Headquarters project.The 7-story, 110,000 SF building proposed for 118 East Seneca Street in downtown Ithaca will likely start construction later this year.

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5. In economic news, Ithaca Beer had its informal groundbreaking Thursday the 16th for its expansion. The 23,800 SF addition by HOLT Architects will triple brewing capacity when it is completed in approximately eight months. The expansion at their site in Ithaca town is expected to create 22 new jobs.

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6. Also in Ithaca town, a senior living facility is looking to receive final approval on its expansion. Brookdale Senior Living is looking to obtain final site plan approvals for its 32-unit Clare Bridge Crossings expansion at 101 Bundy Drive on West Hill. Brookdale is planning to start construction of the one-story 23,200 SF addition this October, with the first tenants moving in around October 2016. There’s no mention of job creation in the application, but there is a letter of opposition from a Cornell professor concerned that new construction will be detrimental to current residents.

Noted previously here back in May, the Brookdale site is a PDZ that consists of two facilities at the moment – Sterling House is a 48-unit assisted living facility, while Claire Bridge Cottage is a 32-unit facility specializing in memory care (Alzheimer’s and dementia). The new building, “Clare Bridge Crossings”, is designed to bridge the gap between the two – patients who might be in early stages of illness and experiencing mild symptoms, but otherwise still capable of some degree of personal independence. The whole complex is in the process of being renamed to Brookdale of Ithaca.

The new building will be tucked between the other two structures, so it won’t be visible from the street. Along with the new building, there will be updates to parking, landscaping stormwater facilities, and the addition of a couple of courtyards between the buildings. The architect is PDC Midwest, a Wisconsin firm that specializes in memory care facilities.

7. Let’s end off this week on a high note. Chances of a Chapter House rebuild are looking good. The owner’s looking into reusing the walls that remain standing, and even what’s left of the floorplates. The idea is to have the building look like it did before (though perhaps with a modern fire suppression system, one imagines). Looking forward to sharing renderings as they become available.





News Tidbits 7/11/15: Trying to Make A Dent in the Housing Deficit

11 07 2015

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1. We’ll start this off with a brief data map, courtesy of Curbed NY. The Urban Institute, a DC think tank, quantifies the country’s affordable housing problem with a detailed study that lays out, county by county across the whole United States just how many units are affordable to what it labels “extremely low-income” (ELI) households, who make 30% or less of county median income. In Tompkins County, this means families of four making $23,200 or less during 2013, the latest year for which data is available. The full report comes with an interactive map.

Nationwide, the numbers aren’t very good – in 2013, only 28 of every 100 ELI families could find affordable housing, down from 37 out of every 100 in 2000. In Tompkins County, the situation is even worse – it’s gone from affordable housing being available for 19 out of every 100 ELI households in 2000, to 16 out of every 100 ELI households in 2013. There was only two other counties in the northeast that fared worse – Centre County, PA, home to State College and Penn State, and Monroe County, PA, a far-flung NYC commuter county.

While much of the talk about affordability focuses on the middle class getting priced out, it’s worth noting that the tight housing market and college-centric rental market have had a continued negative impact on what little housing there is for the poorest tiers.

2. Staying on the topic of affordability,  the county is all set to sell a foreclosed vacant lot in Freeville to INHS for the express purpose of affordable housing. This was first mentioned on the blog a couple of weeks ago. The 1.7 acres of land off of Cook Street in Freeville is assessed at $25,000, but the county is generously selling the land to INHS for the low price of $7,320, which is the amount owed on back taxes and “required maintenance”. This project would be next to Freeville’s other affordable housing complex, the 24-unit Lehigh Crossing senior apartments south of the parcel. Those were built in 1991 and are managed by a for-profit developer out of Buffalo (Belmont Management).

As noted previously, the village of Freeville (population 520) is outside of INHS’s usual realm of Ithaca city and town, but INHS expanded its reach when it merged with its county equivalent, Better Housing for Tompkins County (BHTC) last December.  This is likely to be the first new rural project post-merger, and the first new affordable housing development outside of Ithaca in several years. BHTC had a string of failures prior to the merger. For INHS, after the controversy with Stone Quarry and 210 Hancock, taking on a development site that’s likely to have less opposition will be a welcome change of pace.

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3. No full decisions from the Board of Zoning Appeals on the 210 Hancock project, but there was plenty of acrimony. Of the three requested variances (height, parking and commercial loading), only the commercial loading variance was granted at Tuesday’s meeting, with the height and parking up in the air until additional information is received about pile driving impacts and winter odd-even parking. INHS has just over two months to submit the additional information.

The same vitriolic sentiment could be applied for the Old Library proposals, where legislator Martha Robertson has been called out for a possible ethics violation, and emails on the Fall Creek Neighborhood Association listserve have turned unpleasant. All in all, it’s been a pretty harsh week for anything related to development in or near Fall Creek.

Some of the 210 opposition is upset that they’re being perceived as “classist”, but when the gentleman leading the opposition posts tweets like this to the #twithaca page for all to see, a negative reaction shouldn’t be a surprise. As for the old library debate, the legislature’s Old Library Committee met on the morning of the 10th, but no endorsements were made.

4. A couple of details worth noting for ILPC’s meeting next Tuesday – “early design guidance” for work planned at 201 W. Clinton Street, and “discussion” about 406 and 408 Stewart Avenue in Collegetown.

201 West Clinton, also known as the Hardy House, was built around 1835, and was previously the home of the local Red Cross chapter from about 1922-2011. After the ARC moved out, it was restored and converted back to a private residence. The house was more recently reviewed/approved for solar panels, and I dunno what’s in store for this next round.

As for 406 and 408 Stewart Avenue, those would be the addresses for the historic (ca. 1898) three-story red-shingled apartment house destroyed during the Chapter House fire last Spring, and the fire-damaged but still-standing apartment house to its north. They are/were operated by CSP Management, the same folks tending to the Simeon’s project. So let’s keep hopes up for a possible rebuild faithful to the original 406.

If you still need your weekly dose of crazy, here’s a rather paranoid screed submitted as part of an application to the ILPC. I can only imagine the committee’s initial reaction to this.

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5. Time to move another Collegetown project into the “under construction” column – 307 College Avenue, a.k.a. Collegetown Crossing, will hold a formal groundbreaking on Monday at 10 AM. The 46-unit, 96-bedroom project was approved last September after a years-long debate over parking; the project was only able to move forward when the new Collegetown zoning went into effect last year. Expect a 12-month construction period, with occupancy likely in August 2016. Collegetown Crossing, which also includes a 4,000 sq ft Greenstar grocery store branch, a pocket park and a TCAT transit hub, is being developed by the Lower family and their company Urban Ithaca.

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6. Looks like we’re on to another iteration of the proposed pair of duplexes at 112 Blair / 804 East State Street in outer Collegetown. Updated file here, previous plans here. It kinda feels like there’s a disconnect going on – the neighbors basically don’t like the houses for being boring pre-fab duplexes; the developer, Demos/Johnny LLC (Costas Nestopoulos), doesn’t want to change that, but is willing to adjust the site layout and invest in extensive landscaping in an effort to hide them. The two sides have met and they seem close to a compromise.

Rather unusually, the 12-bedroom project (4 units with 3 bedrooms each) will open to student tenants in January 2016, after a construction period of September-December 2015. Being a small project, there will probably be enough intersession shuffling to make it work.

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7. Here’s another small project getting a revision – the Maguire Fiat/Chrysler addition down in bog box land. Still adding 20 display spaces, but the addition has grown from 1,165 SF in the last version to 1,435 SF, include a small 418 SF second story intended as a lunch room. This project, which will need an area variance, is also looking at September-December 2015 buildout.





News Tidbits 6/27/15: A Bad week for YIMBYs

27 06 2015

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1. Starting this off with least controversial news-maker this week – John Novarr’s 209-215 Dryden Road project, which I wrote about for the Voice here and with site plan details and SPR/render links here. The first article’s a little helter-skelter as a write-up because there was a lot of frantic 11:30 PM fact-checking going on in an effort to get the news out.

The $12 million, 12,000 sq ft proposal is smaller than Collegetown Dryden, but more importantly, the project isn’t residential; it’s classroom and office space for Cornell’s MBA program, three floors for each of those uses. That definitely brings something different to Collegetown and its mostly residential focus. With assurances given that the property will be kept on the tax rolls, the initial opposition appears to mostly be related to the design, which to be honest, is rather avant-garde and an acquired taste (not one I’ve acquired, to be honest). However, bringing 200 staff and a few hundred professional students into Collegetown would be a real asset for businesses struggling to stay open amid the neighborhood’s 32/36-week profit window.

209-215 Dryden Road is within the MU-2 zoning from the looks of it, so a trip to the Board of Zoning Appeals (BZA) seems unlikely at the moment. We’ll see what happens moving forward, this one could be a fairly smooth approvals process.

2. For a smaller developer, Ithaca-based Modern Living Rentals has been pretty busy this year. Along with 707 East Seneca Street and 902 Dryden, they have a modular duplex (3 bedrooms each, 6 total) currently under construction at 605 South Aurora Street in Ithaca city. A construction permit was issued back in 2014, according to the city planning report. The orientation is a little odd in that the new duplex is being built in front of the old home on the property, since the house is longitudinally centered but set back on its lot. Taking a guess, the intended market is likely IC students. The new units look like they’ll be ready for occupancy in time for the fall semester.

3. Here’s an interesting piece of news, courtesy of the Tompkins County Government Operations Committee – plans to sell a vacant lot to non-profit housing developer INHS. In its May minutes, the committee announced intent to sell a vacant, foreclosed parcel in Freeville for affordable housing. The property is described as a 1.72 acre parcel on Cook Street in the village, which through a little deductive searching, turns up the lot in the map above, just north of the Lehigh Crossing Senior Apartments. The minutes state that INHS is in the process of drafting up an acquisition offer for the county attorney.

Freeville is outside of INHS’s usual realm of Ithaca city and town, but INHS expanded its reach when it merged with its county equivalent, Better Housing for Tompkins County (BHTC) last December.  This might be the first new rural project post-merger. The Lehigh Crossing Apartments have 24 units on 2.3 acres, so if INHS were to build at the same density, this site would be looking at something around 18 units. Not big, but not inconsequential, especially for a 520-person village.

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4. A decision to decrease sewer hookup costs in Lansing village also shares some details about a senior housing project in the works. The news comes from the Lansing Star, where the village voted to decrease its sewer hookup fee from $2,350 per unit to $1,000 for the first unit and $500 for each additional unit. Apparently the high fee was the result of the lack of a permitting process in the 1990s.

The article notes that the developer of a mixed-use request had requested a fee waiver because it would have cost $138,650 for their “59 units of senior housing”. Now it will be $30,000. Not as good as a waiver, but still pretty good. Lansing village only has one project that meets the description provided, the 87,500 sq ft Cinema Drive project covered here previously. The semi-educated guess back in May was 51 units, so the ballpark estimate wasn’t too shabby.

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5. It’s official, 327 Eddy is under construction. Asbestos removal has been completed and the Club Sudz building is coming down. The Fontanas hope to have the building completed and ready for occupancy by next August. In replacement of Club Sudz’ and Pixel’s 7 units and 2,500 sq ft of commercial space, the new 5-story building will bring 1,800 of retail space and 22 new units with 53 bedrooms to the market.

Eagle-eyed readers might recall the building was originally going to be six floors, but a floor was lopped off since it was approved.

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6. Updated renders for 215-221 West Spencer Street, coming right up. A little more detail on the facades, some window updates from the last version, and…well, honest personal opinion…it’s a very attractive design. Materials could underwhelm it, but as presented, it appears to be a lovely addition to South Hill. Good work STREAM Collaborative.

The 12-unit, 26-bed project plans to start construction next year. The project replaces an informal (dirt) parking lot.

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7. Touching on the Old Library decision briefly, a public meeting on the two proposals will be held Monday June 29th at 6:308:30pm at Greenstar’s “The Space” (700 West Buffalo Street). Douglas Sutherland will represent Franklin Properties (first image) and Frost Travis will be presenting for Travis Hyde. Should the County Legislature decide to take another vote to see if the stalemate will be broken, the next chance will be at their July 7th meeting.

EDIT: The public meeting scheduled for the 29th has been cancelled .

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8. Onto the thornier topics – Not sure what was worse this week, the reaction to the State Street Triangle project, or the INHS Hancock Street opposition. The objective, non-partisan write-up about the State Street project is on the Voice here. This and news piece #9 are opinion pieces, feel free to ignore them.

At least the State Street objections (latest renders here), I can understand the initial shock and recoil; there’s this perception that Ithaca is a small town, and this doesn’t jive with that. Regardless, by Ithaca standards it is massive, 11 stories with 289,000 sq ft of space and 620 bedrooms; if this was, say, a four-story building with an 11-story tower on the closest third to the Commons, the reaction would probably be less vitriolic (people would still hate it, but let’s entertain this thought exercise).

But that probably won’t happen. Not with this developer, or with any developer that purchases the Trebloc site. Here’s my theory why, and it goes a little more in-depth than “they want maximum profit”.

In December, Jason Fane’s 130 East Clinton project was rejected for tax abatements, and one of the reasons cited was that market-rate housing wasn’t enough of a community benefit. State Street Triangle is mostly apartments – it contains only a modest amount of retail space, with less than 13,000 sq ft it’s not even 5% of its usable space. If it were to apply for an abatement, it would likely be rejected for the same reason.

Arguably, they could try commercial office or even industrial “maker spaces”. But the market demand for office space doesn’t seem to be growing much, and industrial uses don’t tend to be a good fit in heavily populated areas. A developer could even try condos, but if developers knowledgeable with the area are hesitating, than a bank won’t hesitate to hold off on financing (aside on that – if the Old Library goes condo, other developers and financiers will view it as an experiment, or more positively, a pioneer; until it’s clear that the project is successful, don’t expect more condos in Ithaca).

However, nothing changes the fact that building downtown is quite expensive. So, being a for-profit company, if you want to build in an expensive area, you have two options to ensure return on your $40 million investment and get the construction loans you need – build as much as possible, and/or make your units as expensive as possible. If you’re a company that specializes in student housing, you’re not going to push the latter because there’s a lower ceiling on what students can afford. That would be my guess on how State Street Triangle came to be.

There are a few possibilities that might make the project more palatable to community members, such as free bus passes for tenants or a 10% affordable housing requirement within the tower (if the INHS project oppositions are any clue, this is going to be the only way to go from here on), but given the costs, those ideas just might kill the project completely. Which is exactly what some folks are looking for.

At the very least, let’s let the Planning Board do their work. If they can help change this:
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to this:

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Let’s see what they and the developer can negotiate here.

9. Now for 210 Hancock. Here is a project that’s been transparent, incredibly transparent, throughout their whole planning process. At first, there was little opposition. Now, it threatens the proposal, apartments, townhomes and all.

A wise man once told me in when I was preparing a piece, “There’s no point in talking about this with you, the public’s going to have issues with it either way”. At this point, I’m inclined to believe him.

I’ve read the petition, and I’ve read the facebook comments. It’s regrettable, to say the least.

A lot of the comments just seem to be misinformed. People saw the petition, thought that INHS was only building the apartments, and signed it. The petition was worded with charged and selective language. I’d like to take a few minutes out to refute and argue some of the commentary.

“there must be a safe place for children to play…”

“People need access to green space, yards and the ability to get outside directly from their living space.”

“I want my 3 year old to grow up in a neighborhood where he can safely ride a bike, play sports and walk his dog.”

You’re right. That’s why the project, as proposed by INHS and tweaked by the city Planning Board, builds a playground that blends into Conley Park without the threat of vehicular traffic (shown in the plan below). Adams Street and Lake Avenue would be removed, allowing kids living in the apartments and townhomes to go the playground without crossing any street.

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“I’m a lifelong resident, and I’m frankly getting tired of seeing all these areas getting bulldozed and developed…especially when we have dozens of empty/condemned houses and buildings just sitting around!”

The rental vacancy rate is 0.5%. A healthy market is 3-5%. Further to that, if there are dozens of homes, even if they were for sale, it’s still not enough to handle the demand, which is in the few thousands.

“inadequate parking planned.”

“The parking issue is already a problem. This will only make it worse.”

“I am a Fall Creek resident and do not want this area in our neighborhood to resemble Collegetown in density or difficulty in parking.”

84 parking spaces are required by zoning, 64 are proposed. However, only 22 spaces are expected to be used by the 53 apartments. In the parking study of INHS tenants, 41% of apartment tenants have 1 car, 12% of those have two. One of the reasons why INHS’s parking utilization is so low is that many of its apartments are rented by seniors – for example, Breckenridge Place is 60% seniors on fixed incomes. With limited mobility and/or income, many don’t maintain personal cars.

In a sense, although the Cornerstone project for affordable senior housing wasn’t selected by the Old Library site, the INHS project on Hancock Street may serve in some ways as a reasonable alternative.

“We don’t owe any developer a profit on their development.”

INHS is a non-profit community developer. The townhouses sold at Holly Creek over the past year were in the $105-$120k range. For comparison’s sake, the townhomes in the Belle Sherman Cottages sold for double that, and those aren’t even considered high-end (high-end would be the $410,000 townhomes in Lansing’s Woodland Park).

The reason why construction won’t start until Fall 2016/Fall 2017, with the apartments finishing up in Fall 2017/Fall 2018, is that they are completely reliant on government grants and donations from community supporters. The townhouses won’t start for a couple of years (their time frame is 2018-2020) because funding for purchasable units is more difficult to get. Just like with the condominium debate, the government is more likely to disburse a grant if it knows there are buyers waiting in the wings. And for low and moderate-income households, far more are capable of renting versus buying. As for the rent-to-own option suggested by the petition writer, it’s speculative, complicated, and NYS/federal HUD will not provide grants for that type of property acquisition. INHS couldn’t do it if they wanted to.

“[need]assurance mixed income will be there”

It will. As I wrote in March:

“210 Hancock will have 53 apartments – the 3 bedrooms have been eliminated and split into 1 and 2 bedroom units, so the number of units has gone up but the total number of bedrooms remains the same (64). The units are targeted towards renters making 48-80% of annual median income (AMI). The AMI given is $59,150 for a one-bedroom and $71,000 for a two-bedroom. The one-bedroom units will be rent for $700-1,000/month to those making $29,600-$41,600, and the two-bedroom units will rent for $835-$1300/month to individuals making $34,720-$53,720. Three of the units will be fully handicap adapted.”

“A 54 apartment high-rise is not the appropriate place for children to grow up, low income or not.”

“It is too dense and not suited to Fall Creek or Northside.”

“I moved to Ithaca and settled in Fall Creek to live in a small town.”

For starters, it’s harder to make housing affordable if there are fewer units on the a plot of land. Secondly, because the INHS project takes lead on the city’s right-of-way (ROW) on Lake Avenue and Adams Street, the calculated density per acre is 23.6 units per acre. Cascadilla Green, one block to the north, is 20 units per acre. Also note that units are 1 and 2 bedrooms per unit; most of the houses on blocks in Northside and Fall Creek are 3 bedrooms per unit.

What probably bothers me the most are some of the comments in the online petition for INHS.

“Shame on you “Ithaca Neighborhood Housing” for even thinking of creating something that will breed trouble…”

“This is an uncivilized proposal…”

“if all on welfare, this will invite crime…”

One of the reasons I harp on affordable housing is that I grew up in affordable housing. This 147-unit mixed-income complex in suburban Syracuse. Apartment 28E. I shared a bed with one of my brothers until I was 10, and even after my mother was finally able to buy a small ranch house, we shared a bedroom until he graduated and went to college two years before I did (by that point, we had moved on up to bunk beds). My mother did what she could. We were never more than working class, but she worked hard (still does) and made sure her kids worked hard.

At least some of the comments are kind enough to be “I want affordable housing but”. Others really make it sound like that those in need of affordable housing are a contamination of the community. Those statements aren’t worth debating. They’re just hurtful.

Anyway, this might be the longest news update I’ve done, so I’m going to wrap this up and detach from the computer for a while. There may or may not be a photo update Monday night, we’ll see.





News Tidbits 6/20/15: Big and Far, Small and Near

20 06 2015

Cornell Tech Passive Residential Building
1. In something not Ithaca but Ithaca-related, it seems like Cornell’s New York City-based Tech school is having quite a good week. Cornell announced that construction began earlier this month on a $115 million residential building at the Cornell Tech campus. the 26-story, 270′ tower is being built to passive house standards, the largest passive house building in the world.

According to an article in the New York Times –

“That means the building is able to maintain a comfortable interior climate without active heating or cooling systems, through the use of, among other things, an airtight envelope and a ventilator system that exchanges indoor and outdoor air. In climates like that of New York, however, standards allow small heating and cooling systems.

Making the Roosevelt Island tower airtight — creating what is essentially a giant thermos — was one of the biggest challenges, said Blake Middleton, the principal in charge and partner at Handel Architects, the building’s designer.”

The 350-unit, 530-bed building will house mostly graduate students, with some research staff and faculty also living in the tower. The apartments, designed by Handel Architects of NYC, are due to be completed sometime in 2017.

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As noted at Curbed, to celebrate the groundbreaking, partner/developer Forest City Ratner released new renders of “The Bridge“, the tech incubator building on the right that looks like and ice cube cleaved into two pieces. As one might imagine, the new renders come with token florid language and eye-rolling descriptions (“an ecosystem of companies”). The Bridge, designed by New-York based Cornell alums Weiss/Manfredi, is being designed to LEED Silver standards, which is still better than about 99.5% of Ithaca. Construction permits were filed in January.

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Last but not least, the $100 million Bloomberg donation, to name the first building “The Bloomberg Center”. The Bloomberg Center, designed by Thom Mayne of Morphosis Architects, will also open in 2017. To date (i.e. about three years since inception), philanthropy to the tech campus has totaled $685 million – and absolutely none of them care where you think the money would be better spent. Cornell hopes to raise $ 1 billion ($1,000,000,000) for the school by 2021.

For comparison’s sake, all of Cornell, Ithaca campus, Weill and Tech, raised $546.1 million in donations in 2014, and $474.9 million in 2013.

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2. Now to go from something big and far away to something small and local.  It’s been a while since we’ve heard about DiBella’s, the Rochester-based sub sandwich chain that had been eying Ithaca last November. They’re back, and the proposal has has some pretty substantial tweaks.

The building itself is still about the same size (~3,400 sq ft), but the design of the building has been reworked to a brick facade with an asymmetrical door/window configuration. The building is now contiguous with the main shopping strip, no longer isolated from the rest of the stores by a driveway. No decisions are expected to be made at the June Planning Board meeting, it’s more of an update for the board as to what’s going on, and to solicit input.

Marx Realty of NYC is developing the pad property, and local architect Jason Demarest (brother of STREAM Collaborative’s Noah Demarest) is handling the design.

3. Shifting out to Dryden now; I don’t tend to write much about Dryden, since a lot of the local development is limited to single-family homes in semi-rural areas (and separately, bad things happen when I write about Dryden).

First, Dryden village. The village has seen quite a jump in population in the past couple of years thanks to the opening of the 72-unit Poet’s Landing affordable housing complex (affordable here meaning that it’s income restricted and rents range from the $600s/month for a 1-bedroom to about $900/month for a 3-bedroom). At least as far back as 2010, a second phase, at the time a 72-unit senior apartment building, was planned by Rochester-based developer Conifer LLC.

Glancing at the village’s outdated webpage, there were meetings in October about phase II. A little searching online shows the negative SEQR determination (meaning no major adverse impacts expected) was issued in February of this year. The determination announcement says that 48 more apartment units are planned for the land directly west of the current complex. The Poet’s Landing facebook page says that funding wasn’t allocated for the expansion this year, but they are hopeful for 2016.

It’s not the best location; affordable housing developments often vie for land outside of developed areas simply because the land is cheaper, but the trade-off is that residents are often isolated, especially if they don’t have money to maintain a car. Here at least the village’s main drag is close enough that residents aren’t totally isolated. And any affordable housing in Tompkins County is welcome.

4. Meanwhile, in Dryden town, there are a couple of projects going on. One involves the construction of 8 duplexes (16 units) at a 5 acre parcel on Asbury Road. Working with that piece of information, there was only one parcel that met the provided description – a property just east of the Lansing-Dryden town line that sold for $30k last August to “SDM Rentals”. Scott Morgan is given as the developer in the town documents.

SDM Rentals does have at least one other recently-developed property, the Meadowbrook Apartments, a set of at least 7 duplexes at 393 Peruville Road in Lansing for which he received a $1,000,000 construction loan in 2013 (2 were built in 2010), and rent for $995/month. The ones on Asbury Road will probably look similar.

The town notes that although the SEQR is still being prepared, the site was already being prepped with dirt fill, resulting in not one but two stop work orders. Looking online, it appears Morgan has a history of being a problem for local government, including a case in Lansing town where he was using a broken-down school bus for a pig barn.

5. Now for project two, a multi-unit project at 902 Dryden Road. I’m just going to link to the Ithaca Voice article in an effort to save time. 15 units, (2 renovated, 13 new), 42 beds, and a $1.5 million investment.

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I plan on touching on a couple of other minor Modern Living Rental projects at some point, but we’ll save those for a slower week.

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6. This week’s house of the week feature is 318-320 Pleasant Street on South Hill. The rear portion (foreground) is an addition, a duplex with 3 bedrooms each. Exterior siding is nearly complete, though some housewrap and plywood is still visible on the south (front) wall of the addition. A peek inside the interior showed that the drywall has been hung-up, but final details like carpeting have yet to be installed (several rolls of neutral-colored carpets lay stacked on the floor).  The owners of the 105-year old house are members of the Stavropoulos family, who run the Renting Ithaca rental company and the State Street Diner.

On a side note, the 200 Block of Pleasant Street must be one of the worst hills in the city. Walking it must be terrifying on icy days.

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7. The Old Library vote made quite a splash in this week’s news. With a 6-6 hung vote, everything’s up in the air. This is what I feared would happen.

There’s a couple of options to break this. Two legislators, Kathy Luz Herrera (D- District 2, Ithaca City/Fall Creek and Cornell Heights) and Peter Stein (D-District 11, Ithaca Town/East Ithaca), weren’t in attendance, and could call the measure back up for a vote. Herrera’s District is two blocks from the Old Library site, and Stein’s a retired Cornell professor, so although I shouldn’t be guessing people’s judgement, I don’t think it’s a stretch to imagine which of the two projects they’ll be swayed by. But if either one of them decides they dislike all three options, or if they split their votes, then everything will be stuck in limbo. At that point, it’s anyone’s guess – the building could be mothballed, or given that its HVAC and utility systems are at the end of their mechanical lives, it could even be demolished as a long-term cost-saving measure.

If the county does decide in favor of one proposal, it’s still a long road ahead – ILPC approval, Ithaca city planning board approval, and a variety of other measures, which could break the winning proposal. Both projects have potential challenges – with Travis Hyde, ILPC or the Planning Board may try and whittle down its units, removing the density lauded by some legislators, and perhaps the project will no longer be financially feasible. With the condos, one starts with a building that’s had asbestos and air quality issues in the past – one bad surprise in the renovation, and the project could be jeopardized, or at least priced well above the quoted $240-$400k. There are a lot of variables in either equation, and since they can’t all be quantified, both will have their risks.

I’m just going to hope that someone is able to bring new life to the site. I don’t want to see two years go to waste.

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8. Almost to the end. Here’s your monthly look at the Planning Board Agenda for next Tuesday:

– No subdivisions this month, but there will be a 15-minute public comment period on the city’s new Comprehensive Plan.

A. 210 Hancock will be giving an update on its plan and up for recommendation for the Board of Zoning Appeals for parking (64 spaces vs. 84 required) and height variances (46.5 feet vs. the legal 40 feet). Quoting the pre-prepared document, “The Board strongly recommends granting the requested variances.”

B. An update on DiBella’s as described above

C. Tompkins Financial Corp’s Headquarters will be open for public comment, determination of environmental significance (SEQR negative/positive), and preliminary approval for both phases

D. 215-221 W. Spencer will be reviewed for Declaration of Lead Agency (Planning Board agrees to conduct of State Environmental Quality Review)

E. “Collegetown Housing Project at Dryden and Linden – Update”. A.k.a. whatever John Novarr’s planning for that five-building stretch of Dryden and Linden he just deconstructed. Readers might remember this site was part of his Collegetown Dryden project proposed last July, but there’s no indication if it’s a revision of that, or a totally different approach. The one thing that is constant is the zoning – MU-2 for the three properties on Dryden and 240 Linden, and CR-4 for 238 Linden. Neither zone requires parking, MU-2 allows six floors and necessitates mixed-use (often interpreted as ground-floor commercial), and CR-4 does not have mixed-use requirements but the height is limited to four floors. Expect an urban-friendly six-story building fronting Dryden with a four-story setback on Linden.

F. “State Street Triangle (Trebloc) Mixed-Use Project – Update” Anything could happen. Height decrease, site redesign, fewer units, major design changes…we’ll just have to wait and see how the 11-story, 600-bedroom tower has evolved given the initial recommendations of the Planning Board.

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9. We’ll end this week on a happy note. Shen Properties LLC plans on launching their Simeon’s rebuild shortly; first and second floor restaurant space for Simeon’s, and five luxury apartments. The exterior will be a near-replica of the original facade of the Griffin Building, but the interior will be renovated to hold an elevator and a sprinkler system. In a quote to the Journal, property manager Jerry Dietz says to look for a reopening in the very late 2015 or early 2016 timeframe.