105 Dearborn Place Construction Update, 5/2019

24 05 2019

We’ll change up the format a bit for this post. Below is a recent email from Ithaca resident Joan Jacobs Brumberg:

I had an opportunity to talk yesterday with Elizabeth Classen Ambrose who is the organizational power behind a growing Bridges community. I wanted to find out more about Library Place interiors but we ended up spending a fascinating hour talking about The Craftsman, a new kind of Ithaca residence for the elderly resembling the group homes in Holland and Denmark.

Four things about this project — to be completed in November 2019– strike me as important for the public to know:
1. This is a new form of independent living for 16 older folks who do not want home or apartment to care for. Each individual room is lovely with private bath and fireplace, small refrigerator. I believe you bring your own furnishings, ie.,  the things you care about most.
2. No upfront payment and no lease.
3. Residents have access to special Car Share vehicles and also Bridges shuttle service if they do not drive.
4. Many amenities for the elderly: warming pool, gym, a trainer, maybe podiatrist and physical therapy. And a special add on: garden space.

I told some people my age about this facility and everyone asked “How did you learn about it?” Even if they are candidates for Library Place, my friends have older parents, relatives, and friends who are burdened with private homes or apartments that are increasingly hard to care for.

***

It came as part of an article pitch for the Voice, but since I did an article about Bridges for the Voice two years ago, I declined. The website for the new house is online, with plenty of rather sumptuous interior renders (a few embeds are below many more are on the website). The twelve bedrooms (eight single-occupancy, four double-occupancy for couples) will feature heated floors, fireplaces in some units, large-screen televisions, optional dry bar with refrigerator and hot beverage maker, and private deck or patio areas. Other planned features include an on-site fitness center, storage room, car share, spa and salon services, on-site concierge, and lush landscaping befitting a high-end independent living facility. Residents are expected to be able to go about their daily activities with little to no assistance, but cooking, cleaning and laundry are taken care of by staff. Pending “interviews” by staff for compatibility, residents may even be allowed to have their pets join them.

Schickel Construction has the house largely finished from the outside. Painting of the cedar shingles continues, and architectural detailing/trim (balconies, porch columns) is ongoing. The stone veneer has yet to be attached to the built-out cinder block basement level, but all of the windows and most of the doors have been fitted. No photos of the back side, because there was a kitchen staffer on break who was clearly uncomfortable with this shutterbug.

More background info about the project can be found here.

 





News Tidbits 5/4/19

4 05 2019

1. Generally speaking, when the opposition is opposed to the aesthetics rather than the purpose, then a project is in good shape for IDA approval. That looks to be the case with the Vecino Group’s Arthaus project. The 124-unit all-affordable (50-80% area median income) project at 130 Cherry Street will be seeking IDA approval for an abatement at the May meeting, after hosting its public hearing this month (minutes here). As noted by the Ithaca Times, apart from complaints about it being too big or ugly, there wasn’t much in the way of opposition to the premise of the project, which is what the IDA is more interested in. As far as the IDA is concerned, aesthetics are something to be handled by the Ithaca Planning Board; if it’s okay with the PB, then it’s okay with them. Chances are pretty good that the abatement will be granted. The abatement is worth about $3.73 million towards the $28.8 million project.

2. It may have taken two tries to get the zoning variance approved, but Habitat for Humanity is moving forward with its redevelopment and new builds at 1932 Slaterville Road in the town of Dryden. The existing 19th century farmhouse will be renovated into a four-bedroom home, a first for the local chapter. The land will be subdivided into two additional one-acre parcels for a new three-bedroom home on each lot, about 1,100 SF each. Each home will cost about $70-$75,000 to build, and the goal is to have them ready for occupancy by mid-2020.

Habitat homes are typically sold to families making under 60% of Area Median Income (AMI), or about $36,000/year. The homes would have built with a combination of professional contractors and volunteer labor, including 350+ hours of “sweat equity”, where the future homeowners actively work as members of the construction crew. In a market starved for affordable housing, every little bit helps.

3. We don’t tend to see many big commercial or industrial buildings listed for sale (if in part because there aren’t many), but it looks like the TransAct Technologies building at 20 Bomax Drive in Lansing is now for sale. Now, before anyone gets nervous, the business isn’t going anywhere; they’ve always leased the space since the building opened in 1998 and have a triple-net lease.

A triple-net lease means the tenant pays everything – insurance, maintenance and real estate taxes (formally, net insurance, net maintenance and net real estate taxes on the leased asset – the three nets).  As a result, the rent is substantially lower than it otherwise might be. It may not be all that lucrative, but the property ends up being a fairly safe investment (though with a lot of fine print to determine who pays for things like if a tornado hits or the foundation cracks), generating a modest amount of rent and functioning like an inflation-protected bond, but guaranteed by the lessee rather than the government. All the better when the tenant is stable and signed on for the long-term as TransAct has been.

For just under $6 million, the buyer gets a fairly new industrial building on 7.54 acres with 18,066 SF of office space, 55,759 SF of warehouse and manufacturing space, and the security of a long-term tenant. This will not be an exciting sale, but it’ll be interesting to see who the buyer is. Warren Real Estate is the seller’s agent, and the offering description with financial data is here.

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4. A little bit of soapboxing. I’ve been seeing and getting some messages to this effect lately. First, I’ll note that the first comment is a bit disingenuous. That’s the highest-priced three-bedroom unit. To quote the range of prices from the Ithaca Times:

“Affordable in this case will include rents for people making 50-80 percent of Area Median Income (AMI), which means that rents for studios will be between $737 and $1180 per month, to 1,095 and 1,752 [per month] for a three-bedroom apartment, the highest price.”

Anyway, the comments tend to be to the effect of “this isn’t affordable enough, so I can’t support it”. That’s a textbook case of letting the perfect getting in the way of the good. Here is a project with 124 affordable housing units, with 40 of the units set aside for formerly homeless youth and families with on-site supportive services from TC Action. It would do a lot of good to have this project available to the community.

Honestly, the argument feels like the next evolution of the arguments against affordable housing in general. Now that it’s firmly ingrained that there is a lack of affordable housing in Tompkins County and it does negatively affect the community, the next step is to say, essentially, that nothing is good enough. From a pragmatic stadnpoint, since these projects aren’t something banks and credit unions will fully finance because of the lack of a sizable return on investment, it falls to NYS to award grants. The state will not dispense larger tax credits to make a unit drop from 60% AMI to 30% AMI, that’s up to the developer to make up the bigger financial gap. To do that, either they add in higher-priced units to compensate, or the project doesn’t happen. Which is probably the end goal for many of the complainers anyway. It’s kinda like saying you’re available for a date, but only to those who are millionaire PhDs.

Anyway, weigh each project on its merits. But set reasonable goals.

5. As reported by Dan Veaner at the Lansing Star, developer Eric Goetzmann is seeking changes to the senior housing to be included as part of the Lansing Meadows project. The primary changes are making Lansing Meadows Drive into a one-way street (thus allowing it to be slightly narrower while still able to host on-street parking), and making each duplex into a triplex – three senior housing units per string, for a total of thirty. As a result, the units will be slightly smaller, though still two-bedroom apiece. The two end units in each building will be 1252 SF with a 395 SF garage. The center unit will be 1114 SF with a 251 SF garage. The third change is that Goetzmann and his project team want to amend the approvals to allow the sale of units in the future (the initial plan still calls for market-rate rentals).

This comes with a set of issues that need to be sorted out. The project has to be complete by July 2020 as required by the village in their approval resolution. The village planning board now has to consider the proposed amendments and consider whether they constitute a major change from the approved Planned Development Area (PDA, the village’s DIY zoning). Doing so would either cause the plan to be delayed and violate the resolution, or if declined for further consideration, the resolution would likely trigger a lawsuit between the village, Goetzmann, and the county IDA, who granted an abatement to Lansing Meadows. If they say the changes are minor in the context of the PDA, then construction is expected to start as soon as the amended PDA is granted (May 13th at the earliest).

The plan is to build the northern triplexes first, and then the southern units. The planning board’s not a fan from an aesthetics perspective, but the village’s code officer that the northern half is more elevated, so this reduces stormwater risks. With construction underway and loose soil on the site, if built later the exposed northern half could result in runoff and flash flooding downhill, into the southern half and its new homes. The commercial component on the east side of the property cannot legally be built until all residential units are completed.

It’s been nine years since this project was first pitched, and most stakeholders just want to get this project out of their hair. It’s not clear when that will happen.





News Tidbits 4/24/19

25 04 2019

1. Here’s a real estate sale worth noting. A vacant 25-acre parcel of land between 1758 and 1786 Trumansburg Road (just south of Jacksonville) sold for $140,000, according to a deed filed with the county today. What makes this sale interesting is that the buyer is an LLC associated with the operating address of Classen Home Health, the senior healthcare firm run by local businesswoman Patty Classen. The Classen family has not been shy about investing in development projects, though her sister Elizabeth is the more active one at present. Elizabeth owns the Bridges Cornell Heights skilled care facility, and  is also involved as a partner in Travis Hyde Properties’ 66-unit Library Place Development. Taking a semi-educated guess, there’s a good chance this property will be developed out into senior housing at a later date, so it’s worth keeping an eye on.

2. Meanwhile, over in the village of Lansing, the former Autodesk Building has exchanged hands. The 19,470 SF office building on 2.37 acres sold for $4.14 million, from the Colbert family of commercial landlords (Greenstate Properties) to an LLC led by local businessman and developer Bryan Warren of Warren Real Estate. The Colberts developed the property and opened the building in 2002. The price was substantially more then  the assessment of $3.15 million, but that’s probably not because of a planned redevelopment. It likely has more to do with having a tenant lined up for the building, the Alcohol and Drug Council of Tompkins County, who will build out and operate a 40-bed detox facility at the site. A stable, long-term tenant is a strong asset to have when selling a property. The village of Lansing has not been a fan of the project (the argument being, those in treatment “don’t belong [here]” and pose a safety threat), but since it’s just an interior renovation and medical uses are permitted in its zoning, there’s not much the village can do as long as everything remains in compliance with code. The sale may be finished, but the facility won’t host overnight stays until at least the summer, and the renovations won’t be finished until late 2020.

3. How often do I report things out in Enfield? Practically never. But the town planning board is reviewing a pair of small apartment projects this month. Patrick Head, owner of Head’s Excavating, plans to build a pair of four-unit apartment buildings, each on a different site in the town. The first would be at 1795 Mecklenburg Road, and the other on the southwest corner of Enfield Center Road and Van Dorn Road. All of the units would be rentals, two bedrooms each, and according to the Environmental Assessment Forms, it looks like each unit will be about 1200 SF, with either two floors or one floor with a finished basement. Both properties are currently vacant; the former used to host a farmhouse but was destroyed by fire in September 2015, and the later is a vacant 5-acre lot that was created through the subdivision of a larger property.

4. Sticking with the rural towns for now – out in Danby, plans are underway for a new mixed-use project at 1839-1849 Danby Road. The development calls for a small commercial retail plaza and a space for a cafe or restaurant, as well as additional residential rental space. 1839 Danby Road is a two-family house with six bedrooms, and 1849 Danby Road is a four-unit apartment house with six bedrooms, along with a couple of garages and sheds.The historic portions of the homes would be saved and incorporated into the development, which is designed to incorporate sustainable building practices (green roofs, alternative energy sources), and create a “town center” like sense of place in the hamlet of Danby. That includes a small B&B, a seasonal food market, and the small market/cafe. Ultimately, if successful the project would expand out to fifteen housing units and two more commercial spaces. It’s not big by most standards, but it’s notable for a 3,500-person town. Property owner Olivia Vent is the developer, and the plans are being designed by Ben Rosenblum Studio.

5. According to the town of Dryden’s planning department, the medical project at 2141 Dryden Road will be fairly modest in size – two floors, 3600 SF. The 908-acre Mill Creek subdivision on Caswell Road is listed as 40 lots, up one from the previous 39, though it could just be something like a stormwater parcel. Also of note, the Route 13 development study from Warren Road to the western boundary of the village of Dryden. With several large development floated for the corridor, the county has an RFP out to do a study for “strategic guidance” so as to allow development while minimizing potential negative impacts (traffic, environmental degradation from in-commuters, etc.) The RFP for that closed on the 22nd.

6. Will the Lansing Meadows senior housing ever happen? Developer Eric Goetzmann of Arrowhead Ventures is trying to change the senior housing in the Lansing Meadows project again. Given that the village and the county have had it up to their proverbial necks with his shenenigans, this has the potential to be very poorly received. The approved plan as it stands is for twenty two-bedroom units. It was supposed to start construction last year, but was delayed a year due to construction bids coming in higher than anticipated. Either the bids have come in too high again and he’s trying to value engineer the project, or some other issue has arisen. We’ll see how this one goes next Monday.





105 Dearborn Place Construction Update, 2/2019

26 02 2019

When you’re building a $4.2 million, 12-bedroom/16-person mansion for wealthy seniors, the material choices tend to be somewhat more upscale. At 105 Dearborn Place, over the typical Tyvek are a yellow waterproof barrier and traditional cedar shingles. These will be painted at a later time. The CMU block walls of the partially-exposed basement level will be layered over with cultured stone.

With the house fully-framed, the structural details are starting to show; along with banks of windows and shed dormers, and there are no less than five porches on the second level, four recessed and a more traditional open porch at the rear of the 10,930 SF building. Some of the architectural details will show up later (roof brackets, railings and balconies), and the porte-cochere has yet to be assembled.

A truck on site and crew in full plastic suits suggested that spray foam insulation was underway inside, so the utilities rough-ins (electrical, plumbing, HVAC) are probably in place, but drywall, cabinetry/fixtures, and flooring are not. The insulation is being applied by Hybrid Insulation Systems of Ithaca.

There don’t appear to be any promotional advertisements for the new building yet, but keep an eye out as it moves closer to completion later this year. Owner Elizabeth Classen has been quite busy in the past year, signing on as a partner in Travis Hyde Properties’ Library Place project on the 300 Block of North Cayuga Street.

More information on 105 Dearborn Place can be found here.

 





Library Place (Old Library Redevelopment) Construction Update, 2/2019

17 02 2019

I’ll admit I’ve actively avoided writing this one up because it has more twists and turns than a soap opera, and it ends up being extremely hard to follow as a result. There are over forty articles from local outlets regarding the site, and Travis Hyde Properties compiled about two dozen of the pieces it liked onto their website. The Voice has eighteen Old Library articles on file, but because of a tag mix-ups, it’s more like thirty. Here’s an attempt to distill everything into one post.

The Old Library site refers to the former Tompkins County Library, located at 310-14 North Cayuga Street. From 1967 to 2000, the library was housed there. However, once the library moved downtown in 2000, the building was used for day reporting for low-level criminal offenders, and for records storage. These were eventually relocated to other properties, and the 38,630 SF would be vacant by early 2015. However, the county didn’t like the idea of hanging onto it. Its unusual interior design (a large atrium) was difficult to adapt to other uses, inefficient from an energy standpoint, and the building’s utilities systems were running short on useful life, and would be expensive to replace. As a result, the building was declared surplus.

The idea of a Request for Expressions for Interest (RFEI), was hatched in late 2013. An RFEI is basically a prerequisite to a Request for Proposals (RFP), feeling out interest by asking for less paperwork – an RFP to RFPs in a sense. While the building was no longer useful for the county’s needs, it sits on a site close to downtown Ithaca, next to historic DeWitt Park (and in the DeWitt Park Historic District). It’s walkable, and the city’s 2013 rezoning allows up to four floors and 50 feet. The RFEI stressed mixed uses with an emphasis on senior housing, and compatibility, energy efficiency, and growth of the tax base. The hope was that someone would use the site to help the county meet its goals, though the county was unsure how it would go – an earlier RFP in 2000 garnered no interest in the property.

As luck would have it, there were six responses to the RFEI, which can be found here. Two, INHS and IAD, dropped out before an RFP went out – INHS had acquired the 210 Hancock site and decided to focus on that. The DPI condo proposal declined to respond to the county’s RFP, citing frustrations with the county’s frequent delays, and that had one of the favored proposals in the feedback I received. The other two “reader’s choices” were Cornerstone’s affordable housing plan, and Franklin Properties collaboration with STREAM Collaborative, which called for reusing the structure of the building.

By the time the RFP has been issued and responded to in April 2015, three projects were up for review – Cornerstone’s 73,600 SF 54-unit affordable housing plan (<80% AMI), Travis Hyde’s 72,500 SF, 60-unit market-rate senior apartments plan, and Franklin/STREAM’s 58,000 SF building, with 22 higher-end condominiums and medical office space. All would pay the county $925,000 for the site.

The next few months were not enjoyable. The Cornerstone project asked for a PILOT tax agreement and lost county support. That left Franklin and Travis Hyde and Franklin Properties. The Franklin project had strong public support. But in June 2015, the county Old Library Committee of legislators recommended the Travis Hyde project 3-2. Two legislators genuinely favored Travis Hyde, one voted in favor just to move it out of committee, one liked the Franklin proposal though expressed some unhappiness with all of them, and one thought all three proposals were outright terrible.

A week later came the full county legislature’s vote – 6-6, a hung vote with two absent. Neither proposal had the eight votes of support needed to move forward. That’s when things started to get ugly. The city’s Common Council and Planning Board submitted letters recommending the Franklin proposal, which ruffled some feathers in the legislature. One legislator was accused of an ethics violation because the Travis family donated to her congressional campaign two years earlier, and recused herself from future votes. The Old Library plan was sent back to committee, where the committee was unable to come up with an endorsement. There was a very good chance neither plan would get the required eight votes, and the county would be unable to make a decision on how to sell off a property they didn’t want. More failed votes ensued.

Finally, in early August, the Travis Hyde proposal got the nod in an 8-5 vote. There was definitely some bitterness afterwards, and an air of unscrupulous behavior. A legislator who switched his support to Travis Hyde would lose re-election to a strong advocate for the Franklin project later that year. He moved districts and into Fall Creek just as the other deciding vote retired from the Fall Creek district; there have been accusations it was orchestrated, but nothing was ever proven, and believe me, my then-editor, Jeff Stein who’s now at the Washington Post, had worked hard to find something.

For the record, this is why I have a strong aversion to RFPs. It works well when there’s one clear choice. But here, the disconnect between suburban and rural legislators, and passionate city residents, as well as all of the fighting and accusations that went with it, really created an unpleasant and rancorous experience. I dread the RFP for the NYS DOT site, which will come up in a year or two.

The project wouldn’t begin to move through municipal review until early 2016. The Ithaca Landmarks Preservation Commission (ILPC), who had stated a strong preference for the Franklin proposal, was first up – there was no point in going to the planning board if the ILPC isn’t on board (and the Planning Board is generally the more accommodating of the two). The project they were first presented had 51 units, 6,500 SF of space for senior services Lifelong, community space (2,000 SF), and a modest amount of street-level commercial space (4,000 SF).

There were eight different designs that the development team submitted in an effort to satisfy the ILPC. Here’s the major ones – One. Two. Three. Four. Five. Six. Seven. Eight, the final design. If you want to be picky, there are some minor revisions too, for things like facade materials tweaks. As review continued, it was decided that it would be more efficient to hold the ILPC and Planning Board meetings on the project at the same time in one group, so that one panel wouldn’t contradict the other.

After several months and several major redesigns, it wasn’t looking good. The ILPC felt that every design was simply too big and one called it “an impossible building”. County staff and officials were getting angry because they felt that the city was trying to spite them, and one planning board member’s comment was effectively “you should do what we tell you to do,” so once again, the project site was in an uncertain and acrimonious situation.

By October 2016, the plans had been modified to be 17 percent smaller, 73,400 SF with 57 units. This included a 950 SF ground-floor commercial space and a 1,900 SF community room to be administered by Lifelong, which had made the decision to stay in its building next door and not move into the new building. Some of the indoor parking was moved to an outdoor rear lot to shrink the structure further, and the fourth floor was set back from the rest of the building. This too was turned down, but there was just enough of a window for possible approval that Travis Hyde decided to give it one more shot.

Frankly, this project was hanging by a thread. Travis had informed the county that he was “bruised and battered”, but would make one last attempt. The last shot was February 2017’s meeting. The foundation of the old library would be reused in the latest design, and the third floor was pulled back from the street. It passed, 4-3. One vote essentially made all the difference. That allowed the project to move forward with environmental review SEQR) from the planning board.

This reviewed version called for 54 senior apartment units, 32 parking spaces, a 2,000 SF community room, 1,160 SF of retail, and 86,700 SF of total space, as the interior parking was now underground as part of the reused old foundation. The sale of the site was approved by the county after the project was greenlighted, in September 2017. The 3 no’s in the 11-3 vote were two Franklin proposal advocates and the legislator who said all the projects were terrible two years earlier, so points for consistency.

The actual interior layout at this point, is something of a question mark. In May 2018, it was announced that the project would be partnering with luxury senior services provider Bridges Cornell Heights on the project. As part of that, the design was updated to 67 units, though there was no change in total square footage. According to the press release, “(o)n site, there will be a restaurant, a la carte home health services from an on-site agency, a community room, courtyard gardens, workout facilities, pool and parking. The partners will also work with Lifelong to provide on-site activities and programs.” Units will be a mix of 1-3 bedrooms, market rate and available to renters 55 and older. The name of the project also changed, from “DeWitt House” to “Library Place”.

Continuing the theme of controversy with the project, by the time financing was secured for the now $17 million plan (up from $14 million in 2014), the building’s roof had become structurally unstable. The fear was that construction workers could be inside if it suddenly collapsed. An engineering report filed by Ryan Biggs/Clark Davis Engineering and Surveying in August led the city’s director of code enforcement to condemn the building. The initial demolition plan was to seal the building up and cart out the asbestos in sealed containers, a “contained” demolition. The new plan was to demolish on site with spraying to prevent airborne contaminants, a “controlled” demolition. This led to community protests, and the mayor threatened to torpedo the project unless a second engineering report was carried out by a third party engineer of the city’s choosing, with no affiliation to Travis Hyde. The second report, from Dende Engineering, confirmed the first report’s findings, so the city okayed, if somewhat begrudgingly, the new demolition plan. In response to the demolition, a neighboring couple wrapped their nearby home and rental buildings in plastic as a dramatic show of concern, which caught the attention of broadcast media.

The project is seeking a tax abatement, but the Tompkins County Industrial Development Authority (TCIDA) has yet to schedule a meeting to review the application and take a vote.

Demolition and site prep is expected to last through the winter, and construction will begin during the spring. A fall 2020 opening is anticipated. Alongside Travis Hyde Properties and Bridges Cornell Heights, the project team includes HOLT Architects for the building design (all eight of them), TWMLA for the landscape architecture, LeChase Construction as general contractor, and Hayes Strategy for marketing. Gorick Construction of Binghamton is handling the demolition, with Delta Engineers, Architects and Surveyors doing the air quality monitoring. The project website is here, as are the air quality reports.

December 9th:

January 19th:





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





105 Dearborn Place Construction Update, 11/2018

12 11 2018

Framing continues on the future 105 Dearborn Place. Being a large Craftsman-style structure, and because rough openings are sometimes covered by housewrap until it’s trimmed and stapled, it can be a bit tricky to see how the built product compares to renders – best advice is to wait until framing is complete to see if there are any design changes. Many contractors have made the switch over to ZIP Panels for sheathing, but it looks like Schickel Construction is using traditional wood sheathing with Tyvek housewrap – each has its pros and cons, so it boils down to what the builder is comfortable with given the needs and budget for a project. Housewrap would arguably offer more flexibility, but it may be a slower process overall, leaving it susceptible to wind damage if not completely fastened.

Most of the structure is wood-framed, but the basement level uses concrete masonry walls, as does the fireproof stairwell. If this were a skilled-care facility (for example, a nursing home), state code would require the whole building would need to be built of fireproof materials like gypsum. But since this is independent living, the presumption is that residents are coherent and mobile, able to recognize danger and escape to safety in the event of a fire emergency. The masonry base will be faced with a cultured stone veneer, and the upper levels will be covered with cedar shakes after the building is fully framed and wrapped. Background info and further details on the 12-bedroom/16-bed  senior living facility can be found here.

As a bonus to this post, a few photos of 109 Dearborn are included at the end. The new dormers are in and the siding is going on – cedar shakes not unlike those to be used on 105 Dearborn. It looks like the original masonry walls are being sheathed in foam insulation board. Historical note here, 109 Dearborn was a former accessory apartment and storage space being converted into a two-family home, and only the apartment portion may have been insulated. It’s a shame the new ground-floor bump-out was dropped, the first floor seems a little drab when compared to the second floor.