815-17 North Aurora Street Construction Update, 7/2019

18 07 2019

This project rose quietly and quickly. 815-17 North Aurora is a small infill project in Fall Creek, replacing what was previously a significantly deteriorated two-family house. It was one of the typical “urban farmhouses” popular in Ithaca in the late 1800s and early 1900s, with major, unsympathetic additions tacked on at a later date. Under its previous owner, who purchased the property in 1999, the house started a gut rehab, but only got through through the “gut” part and never got to the “rehab”.

In June of 2018, the property was placed on the market for $269,000, and the listing noted small-scale redevelopment potential, that the city could conceivably allow the dilapidated house currently on the lot to be taken down and redeveloped into two two-family homes per zoning. For smaller developers, this was an opportunity. Fall Creek has become Ithaca’s walkable, urban darling in recent years so the market would support a plan, provided that the neighborhood or city didn’t object. The site could never host some grand multi-million dollar project, but it was a chance to build something complementary to the neighborhood, and add density through modest urban infill (Historic Ithaca objects to anything involving a teardown being called infill, but the textbook definition is more accommodating).

The opportunity the site held was right up the alley of a family of local owner/developers, the Stavropoulos family of West Hill, who own the State Street Diner and a growing portfolio of rental units under the name “Renting Ithaca”. The Stavropoli have redeveloped several properties in the past few years, including 1001 North Aurora Street (4 units), 107 South Albany Street (11 units), a two-family home at 514 Linn Street, and a two-family unit planned for 209 Hudson Street (they originally applied to build two two-family buildings, but reduced it to one after neighborhood pushback). Their M.O. is basically small-scale rental infill, nothing especially large or ostentatious, and with that they go under the radar for the most part. In short, this R2b-zoned site is a perfect fit for them. They purchased it for $235,000 on March 7th.

The project involves teardown of the original structure, and replacing it with two two-family structures, four units total. Each will be three bedrooms and 1,290 SF. Their usual architect of choice, Daniel Hirtler, has designed the structures to fit in with the Fall Creek vernacular, with recessed entries and aesthetic details (such as a transition between fiber cement shakes and clapboard siding) for visual interest. The buildings are positioned so that one is in the front of the lot, one at the rear, and only the front structure is visible from most public viewsheds. The site includes two parking spaces and a two-car wood-frame garage with new landscaping and utilities. Heating will come from electric heat pumps, and while the roofs will be capable of hosting solar panels, those aren’t expected to be included as part of the initial build. LED lighting, energy efficient appliances and water heaters, and high-efficiency spray foam insulation are included. This project would very likely meet the new Green Building Policy Requirements if in place.

The $627,000 development should be complete by August per Site Plan Review documents, a clear nod to having the units ready in time for the next academic year. Fall Creek tends to be less desirable to undergrads at Cornell because of the distance (<1% of total population), but graduate and professional students often rent in the neighborhood (~9% of graduate/professional students at Cornell live in Fall Creek).

Rather unusually, this project actually got some significant pushback from the Planning Board, which tends to be more acquiescent towards smaller projects; some of it had to do with the project itself, but it was also proposed while the city was hotly debating the merits of infill, a discussion that still continues. The argument was that the project will be rentals, would probably never be owner-occupied, and the board was questioning the merits of approving a project that would likely bring in students to the neighborhood and detract from Fall Creek’s “character”. In response, the initial plan for four parking spaces was replaced with two spaces and a two-car garage, with the newly freed space turned into an outdoor common area. A porch was added to the street-facing duplex, and a den in each unit to make them more family-friendly. All in all, there were four revisions from the first submission in October 2018, to final approval in February.

If you’re wondering about the color swatches – the lower level fiber-cement lap siding will be Sherwin-Williams “Knitting Needles” (light grey), and the front door and shake siding on the upper levels will be S-W “Westchester Grey”. Personal opinion, Ithaca is naturally grey enough as it is, but that’s just one guy’s take. Trim boards will be gloss white and the roof shingles will be Owens-Corning TruDefinition Duration Estate Grey. The concrete base, naturally grey, will remain exposed or potentially get a parge coat, the design plans left either option on the table.

The slab foundation is in, and the buildings are framed, sheathed in plywood ZIP Panels, roofed, shingled, some roof trim boards have been attached, fiberglass windows have been fitted, and the PVC sewer line is clearly visible in its trench. The inside of the wood-frame structure is framed out, and utilities roughs-in (mechanical/electrical/plumbing) are underway. Sorry folks, this one sneaked up on me – demo permits were filed in March, building permits May 20th. Hopgart Construction of Horseheads is the construction manager.

Early drawing.

Final design.


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News Tidbits 5/27/19

28 05 2019

Just a quick pose here to share and take a look at the city Planning Board Agenda tomorrow evening:

1. Agenda Review 6:00

(there is no Item 2. on the agenda)

3. Privilege of the Floor 6:25

4 Approval of Minutes: April 23, 2019 6:35

5. Site Plan Review


A Project: Greenstar Project Changes 6:40
Location: 770 Cascadilla Street
Applicant: Noah Demarest, Stream Collaborative (for owner)
Actions: Approval of Project Changes

Project Description: This project was approved by the Planning Board on June 26, 2018, with subsequent changes approved by the Board on March 26, 2019. The applicant is now returning to with requested items and to request additional changes. Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/774

The GreenStar project was halted by the board due to aesthetic concerns related to the value engineering. In response to the concerns about the blank wall that would face Route 13, the mural above has been proposed. The development team is also proposing new signage and replacing the wood bollards in the parking lot with lighted steel bollards.

Few further issues are expected to come up, and approval of these changes would allow the project to continue with construction. GreenStar is certain enough of the Board’s approval that its existing 10,000 SF space at 701 West Buffalo Street has been put up for lease.

B Project: Chain Works District Redevelopment Plan 6:50
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Presentation of Revised Phase 1, Public Hearing, Potential Preliminary Approval of Conceptual Site Plan

Project Description: The proposed Chain Works District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. Completion of the Project is estimated to be over a seven-to-ten year period and will involve renovation of existing structures as well as new structures to complete a full buildout of 1,706,150 SF. The applicant applied for a Planned Unit Development (PUD) for development of a mixed-use district, and site plan review for Phase 1 of the development in 2014. The project also involves a Planned Development Zone (PDZ) in the Town and subdivision. This project is a Type I Action under the City of Ithaca Code, Environmental Quality Review Ordinance, §174- 6 (B)(1)(i),(j),(k),(n), (2), (6), (7),(8)(a)and (b) and the State Environmental Quality Review Act §617.4 (b)(2),(3), (5)(iii), (6)(i), and (iv), for which the Lead Agency issued a Positive Declaration of Environmental Significance on October 28, 2014. The Lead Agency held subsequently Public Scoping on November 18, 2014. The Lead Agency deemed the Draft GEIS adequate for public review on March 8, 2016, held the public hearing on March 29, 2016 and accepted comments until May 10, 2016. The Lead Agency filed a Notice of Completion for the FGEIS on March 5, 2019. The FGEIS includes the original DGEIS, all comments and responses on the DGEIS, revised information resulting from those comments, and updated information since the publication of the DEIS. The Board adopted findings on March 26, 2019. The applicant is now proposing Phase 1 of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Doing a cross-check, I don’t quite see what changes have been made with Phase I, though early plans called for more office space (now mixed-use, with office space and 60 apartments). Approval of the concept plan (in relation to the FGEIS) is not the same as approval of the individual renovation plans, which have been submitted but will take a couple more months of the standard retinue of environmental assessment forms and declaration of findings. The approved EIS looks at the concept as a whole, while materials, construction impacts and other details associated with individual building plans still require going through the planning board.

C. Project: North Campus Residential Expansion (NCRE) 7:10
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Continuation of Site Plan Review (Jessup Road Elevations & Conditions of Approval)

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site Plan Approval to the project on March 26, 2019. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This one’s starting to get a bit long in the tooth – Cornell was hoping to start construction by the beginning of summer, so that the first phase of dorms (Buildings 1 and 2 above) would be ready for occupancy in August 2021. According to Kim Michaels of landscape architect (and project team rep) TWMLA, they’re aiming for preliminary approval at the June 25th meeting, which would allow them to obtain construction permits to start work. The village of Cayuga Heights’ planning board gave their okay last month, and the town has granted preliminary site plan approval as well.

Changes include replacing the concrete retaining wall for Awke:won’s driveway with natural stone, minor grading adjustments, replacing plaza asphalt with concrete and porous pavers, revised plantings (partly at the town’s suggestion, partly because the demolition plans requires the removal of six more mature trees than first anticipated, and the project team is aiming to plant new trees to make up for it), revised sidewalks, bus stops and ADA ramps.

D. Project: Arthaus on Cherry Street 7:30
Location: 130 Cherry Street
Applicant: Whitham Planning & Design (on behalf of Vecino Group)
Actions: Consideration of Preliminary & Final Site Plan Approval

Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’ needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning 50 to 80 percent of the Area Median Income. The north edge of the property will include a publicly-accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/946

The IDA has given its approval on the tax abatement, so all that’s left on the approvals side of things is preliminary and final site plan approval – with those, Vecino can begin work on affordable housing grants to help fund the project. Vecino will be pursuing a less-competitive 4% low-income housing tax credit (the typical, highly-competitive LIHTCs are 9%; quick refresher, these credits are sold to outside investors and the money is then used to fund the project), and the project team seems comfortable stating that construction will start by the end of the year for a 2021 completion.

E. Project: Student Housing 7:50
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Potential Consideration for Preliminary Site Plan Approval

Project Description: The project applicant proposes a new 49-unit student housing complex (16,700 SF footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning. The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/982

The project description is not accurate. According to the memo from STREAM, the project is 65 units, but still 141 beds, with 2 one-bedroom, 40 two-bedroom, and 23 three-bedroom units. This has created some minor exterior changes, mostly in the window arrangements. A report from TAITEM chimed in to say that the project does meet the city’s Green Building Policy (which is approved in concept but has slowly been trudging through the legal details). Neighbors have expressed concerns with the project. 

F. Project: Mixed Use Apartments (77 Units) 8:10
Location: 510 W MLK/ State Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Declaration of Lead Agency, Review – Draft FEAF Parts 2 & 3

Project Description: The applicant proposes to construct a 4- to 6-story building with a footprint of 13,730 SF and a GSA of approximately 74,700 SF. The project will have 2,100 SF of retail space on the first floor facing W State/ MLK Street and 77 housing units, permanently affordable to households making 50-70% Area Median Income (AMI). Building amenities include a community room, bike and general storage, a laundry room and a fifth floor lounge with access to a rooftop terrace. The project site has frontage on three streets (W State/MLK, Corn and W Seneca) and is in two zoning districts: CBD 60 in which the maximum height is 60’ and B-2d in which the maximum height is 40’. Neither zone has a prescribed number of stories. The project is subject to the Downtown Design Guidelines and will likely require an area variance for rear yard setback. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Looks like the number of units has settled on 77. The question here remains what to do with the State Street elevation, given the likely zoning change will force a 15′ setback from the 5th floor instead of the sixth as proposed.

G. 312 E Seneca Street – Sketch Plan 8:30

The original design above received the planning board equivalent of a roundhouse kick to the jaw, so we’ll see what happens with round two, for which it is hoped the Stavropoulos family and their architect (presumably Jagat Sharma as before) have read the Downtown Design Guidelines. Given its location on the edge of Downtown Ithaca, this is a CBD-60 site, six floors, 100% lot converge, no parking covering.

A potential wild card here is the recent rumor that the owners of the properties next door on North Aurora have put the assemblage up for sale. A redesign may or may not include those properties.

6. Old/New Business 9:00
-Special Meeting Agenda for 4-30-19
-Board Retreat Topics
-Sexual Harassment Training

7. Reports 9:10
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 9:30


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Categories : affordable housing, construction (planned), Cornell, general housing, ithaca, rumor mill, student housing

News Tidbits 12/17/18

18 12 2018

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

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

5 Special Permits 6:40

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

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

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

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

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

6 Site Plan Review

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

9. Adjournment 9:50


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