News Tidbits 9/29/14: Thinking Inside the Box

29 09 2014

This is a little later than usual. I didn’t want to post anything before now was because I was hoping the Ithaca Gun sketch plan would be posted to the city website by Friday. It still has not, meaning that it either wasn’t discussed at the Planning Board meeting, or someone in city hall is taking their time with the uploads. My plan to write that up and get that out Friday while in Dulles airport was a no-go, and only now have I had the time to execute Plan B. So here we are.

1. Down in big box land, Wegman’s is planning yet another big box, with maybe a couple more to follow. The site plan dates from 1999, When Wegmans received approvals for three outparcels (satellite little boxes to their big box) with a total of ~36,000 sq ft of retail space. Wegmans wants to move forward on that plan, but change up the individual parcels (the completed total would still be 36,000 sq ft). The first phase is for a one-story, 15,700 sq ft building with 88 parking spaces, to be built on a section ot the current parking lot. Cover letter to the city here, Full Envrionmental Assessment Form (FEAF) here, Site Plan Review (SPR) application here, SPR renderings here, and color rendering here. The first building is planned for construction from April to October 2015, with an estimated $4,000,000 cost. Fake second floor? You got it. Cutesy little awnings and brackets to suggest Main Street USA imagery? You get that too.

wegmans_1

wegmans_2

There’s a pretty good chance that, as Jason at IB covered this past spring, this is a new Wegmans-owned wine and liquor store, which they have at several of their NYS locations (for those unfamiliar with state law, grocery stores can’t sell wine or liquor, unless it’s a wholly separate part of a building with its own entrance, or it’s in another building completely).

2. Collegetown Crossing is finally, finally approved. Familiar readers will recall that this project has been held up for years due to its need for a parking variance under the old zoning plan. The new plan did away with the parking requirement, but since the building straddles two parcels with different form guidelines, part of the rear portion was reduced. With approvals in hand, developer Josh Lower can focus on getting financing and construction loans (being in Collegetown with its captive and lucrative rental market, that probably won’t be a big hurdle). Over time, the retail spaces on the first floor have been consolidated to three, a 3,200 sq ft small grocery store (a planned Greenstar branch) and two smaller spaces. 46 apartments with 96 bedrooms will fill out the second to sixth floors. The tentative opening of the store, and first occupancy for those apartments, is summer 2016 (July/August). 2015/2016 will see a lot of steel going up in Collegetown, with 327 Eddy and 205 Dryden on similar timeframes. To my pleasant surprise, a number of residents spoke in favor of the project, citing the appeal of a small grocery store in walking distance.

307college_rev2_1

3. One project moves forward, another bites the dust – NRP is calling off its Cayuga Trails development over on West Hill. Although the 58-unit project was opposed by neighbors due to concerns about traffic and for being lower-income housing, the reason the project is being called off has nothing to do with either of those. When the full environmental review was conducted, the wetlands on site are much larger than anyone anticipated, and developing wetlands is an extremely complicated and expensive process – they usually have to be replaced in order to get permission to build. Most developers, affordable or otherwise, will not touch wetlands because of the permissions process and high costs (this recently was an issue in Lansing because an undeveloped site being marketed for office space was found to be wetlands). So the project is halting and it is unlikely anything will be built on the site. Unfortunately, this also results in the county trying to rid itself of a parcel they don’t want and can’t be developed – not a great situation for their budget, but alas, not much they can do.

cayugatrails_1

4. Another setback, this one economic – Sears is closing its location up at the mall, putting 37 people out of work, including 13 long-term full timers. When it closes in December, 55,000 sq ft of big box space will hit the market. For those taking this as a sign that the economy is doomed, it’s not. Sears and its sister brand KMart have been dropping like flies all over the country, with several dozen closing in the past year. In Albany, the Sears store shrank by 50%, giving up space to expensive supermarket Whole Foods.

While Ithaca’s market is too small to be on Whole Foods’s radar, I’m not worried about the future of the space. 55,000 sq ft is middle-of-the-road for the big boxes, and like with the Ithaca Kmart that closed in 2011 and was replaced with Hobby Lobby, this has significant redevelopment potential. I’m no fan of suburban malls, but I like empty storefronts even less.

5. Here, let me stress that again – there are many issues in Ithaca’s market, but a weak economy is not one of them. At the moment. A 1.7% increase in jobs year-over-year is pretty good. I’m not happy that the gains were completely in education and healthcare, but since these are summer numbers, these are more likely to be full-time staff positions, rather than seasonal positions which are typically service-oriented (and lower-paying).

 





Another Project for Collegetown: 114 Catherine Street

24 09 2014

114_catherine_1

Yet another project slated for Collegetown and its construction boom. In this case, it’s 114 Catherine Street. I discussed the background of the parcel in my last post, but I’ll do a one-sentence rehash – it’s a 10-bedroom apartment building in a CR-4 zone where parking isn’t required.

114_catherine_2

Now we have a design. Renders and sketch plan details here. Perhaps somewhat surprising, the new building doesn’t tear down the whole apartment building and take advantage of the full lot. the new 3-story, 4,180 sq ft, 17-bedroom addition will be placed in the front of the current building, replacing the street-abutting parking lot (hooray for that). There is one 5-bedroom unit on the first floor and a 6-bedroom unit on the second floor and the third floor. The design is by the prolific Collegetown firm Sharma Architecture. If they wanted to, they could probably add another floor, but in terms of length and width, this is pretty much it once you account for required lot setbacks and maximum permitted lot coverage.

114_catherine_3

114_catherine_4

Is the design going to win awards? Probably not. It’s not bad, though, and it’s certainly better than a parking lot. Since CR-4 doesn’t require parking, this parcel will lose 6 spaces of the current 14, and have only 8 spaces on the property. The old zoning would’ve required 18 parking spaces. Extra spaces would be available for rent in the parking lot northwest of the new building, on an adjacent parcel also owned by developer Lambrou Real Estate.

 





News Tidbits 9/20/14: Ithaca’s A Habitation Destination

20 09 2014

1. Expanding on the Ithaca Times piece on increased tax revenue from construction in the city, the IJ has come out with its own piece. Here are your spark notes:
I. Of the 6.16% increase in the tax base (an extra $1.2 million in revenue), 53% is due to commercial property construction.

II. “Only” 59.2% of property is tax-exempt now. Of which 83.5% of that 59.2% is Cornell and its holdings.

III. Building permits are lagging forecast revenue a little ($631k vs. $700k expected), but some larger projects are only getting their permits now, so it will probably balance itself out.

2. One more set of revisions for 323 Taughannock, pdf here. The differences compared to the previous revision are minor; the projecting “tower” on the southeast side has seen its windows tweaked, and the roof layout has been modified as well. This should be the last revision, since the project is up for final approval this month. The 20-unit residential waterfront project is set to begin in January, with a six-month build-out and $3.5 million price tag.

323taughannock_rev2_1

3. According to the IURA (Ithaca Urban Renewal Agency) meeting minutes, the city is very much interested in selling off a parcel it owns on Inlet Island, once it buys out the DEC’s property. Currently, 410-426 Taughannock Boulevard is used as a municipal parking lot. The 1.29 acre parcel was acquired for $1 by the city in May 2003. The parcel is assessed for over $300k, and that’s not including an adjacent parcel also used for parking (416 Taughannock). This is a large waterfront zoned (WF-1) piece of land, where the zoning is for one or more buildings with of 3-5 stories and nearly unrestricted lot coverage. For a developer, that means that there’s a lot of possibilities here. This would hit the market in early 2016 at the earliest, after 323 Taughannock has been built. But if 323 is successful, then I think this parcel will be highly desirable and any development on its land could potentially be quite large. Along with the DOT site up by the Farmer’s Market, Ithaca could have quite the developed waterfront at the end of the decade.

410_426_taughannock_1

4. Since approval in late summer of 2013, all has been quiet on the wooded and hilly site of 130 East Clinton. Frankly, given that it’s a Jason Fane project and he doesn’t usually dawdle (having significant resources allows him to secure construction loans with relative ease), I was surprised, and in private, this was a topic of debate. Well, now we know. He’s seeking tax abatements for his 36-unit market-rate project through the city’s CIITAP incentive program. As previously briefed on the Voice, CIITAP is a program that allows an abatement on a portion of property taxes for up to 7 years. The parcel needs to be in a targeted urban area, 3 stories, and receive at least $500,000 in developer investment (130 East Clinton’s projected cost is $4.5 million). The city’s meeting is the 18th, and if the city endorses the project, then chances are good the county IDA will grant the abatements.

Fane’s probably the least-liked developer in town due to his colorful local history (this would also explain why I had hits to the blog the other day with the search phrase “fane like mr. potter”), but there’s no compelling reason to deny his CIITAP application. He meets the program requirements, and for Fane, this is all about the money and taking advantage of an opportunity. Presumably, if the tax breaks are approved, we could see this one begin excavation and site prep before year’s end.

130eclinton_rev2

5. Another revision – this one the “Hampton Boutique Hotel” formerly known as the Hampton Inn downtown. A large number of major changes here – a floor has been added (bringing it to 123 rooms, 74,200 sq ft, 7 stories and 92 feet from ground to the mechanical penthouse roof), the external materials and the window layouts have been altered substantially, and of course, it’s no longer being proposed an a Hampton Inn (for comparison’s sake, the previous design is here). About the only thing that’s the same is the footprint. Part of these changes are likely the result of the Carey Building addition planned next door – the blank wall shown below faces the Carey’s rear side.

hampton_rev2_1

hampton_rev2_2

6. A lot more info about the Chain Works District proposal. For one, it will be in four phases. The first phase will consist of the redevelopment of 4 buildings on site – 21, 24, 33 and 34, which combined will create 343,510 sq ft of space, of which 18,520 sq ft will be new. Phase one is planned as office/mixed-use (21/24) and manufacturing space (33/34). New roads and parking lots will also be developed. Phase 2 will be renovations and selected demolition of the rest of the complex, and 3 and 4 will be brand new buildings on the factory’s 95-acre land. There’s no rush, phase 4 won’t be completed until about 2030. Note that the first image below is a hypothetical setup – none of those later phase site plans are set in stone.

chain_works_rev1_1 chain_works_rev1_2 chain_works_rev1_3 chain_works_rev1_4

7. Next week is going to be a fun week for this blog. Why, you ask? Well we’re going to have two new projects at the Planning Board meeting that will be presenting their sketch plans -

The first is 114 Catherine Street in Collegetown. Currently, 114 Catherine, also known as the “Mission Apartments”, is a 5-unit apartment building last renovated in 1985, assessed at about $590k, and owned by Lambrou Real Estate. 114 Catherine is in a CR-4 zone per the new form guidelines, which allows for a 2-4 floor all-residential building with no off-street parking required. At about 0.27 acres, 114 Catherine is fairly large as Collegetown lots go (much of the current site is used for parking), and given the Lambrous’s multiple building Collegetown Park development that abuts the property to the north, whatever gets proposed here is a likely continuation of that complex. Expect another Sharma Architecture design, as Jagat et al. have been the Lambrous’ go-to architects for the past couple decades.

114_catherine_1

The second is…”Gun Hill Housing Project”…be still my beating heart. I’m cautiously optimistic that Travis Hyde Properties might finally, finally have achieved enough environmental rehabilitation of the once-toxic factory site that construction is now feasible. Fingers crossed, because this has been a huge pockmark on the city since the factory closed in 1986 (and demolished in 2008), has been in development hell for years, and redevelopment would really be a feather in the community’s cap. The last I heard, it would be about 45-50 units of non-student oriented condos, and most likely a HOLT Architects design (HOLT being a popular choice for Travis Hyde). I’m sure local environmental activist Walter Hang will be going over the project details with a fine-toothed comb, but like I said, fingers crossed.

12-29-2011 010





The Past and Future of Mixed-Use

13 09 2014

 

I figured I’d change this up from the standard construction update format. There hasn’t been enough development news tidbits this week to merit putting up a new entry; better luck next week, ladies and gents.

I was impressed by the Ithaca Times recent editorial, “The Mixed-Use Future“. It’s a piece that upholds the value of mixed-use projects and that single-use neighborhoods shouldn’t be maintained strictly because that’s the status quo.

Mixed-use projects are something that have only recently picked up steam, as urban areas embrace new urbanist concepts in an effort to add vibrancy to decaying downtowns. Ithaca has arguably been one of the most successful examples in upstate. But it had to work to get there, and the process hasn’t been without acrimony.

100_7263

I’ll rewind the clock back about 15 years to the start of the new millennium. Ithaca’s downtown was quite a bit different from today. There was no Gateway Commons, Breckenridge, Seneca Place or Cayuga Green. The Commons was plagued with high vacancies, severe enough that then-mayor Alan Cohen was mulling over reopening it to vehicular traffic. The big news at that time was the county library’s plan to move into the old Woolworth’s on Green Street (which they purchased at low cost, the owner had struggled to fill the building after Woolworth’s closed in 1998).

The last two newer developments I mentioned, Seneca Place and Cayuga Green, are closely tied together. They and the Cayuga Street garage all depended on each other as the sort of “pie-in-the-sky” redevelopment plan that Ithaca desperately wanted.

100_1883

In the early 2000s, their working titles were the “Cayuga Green at Six Mile Creek” and “Ciminelli/Cornell Office/Hotel” projects, and collectively they were called the “Downtown Development Project“. Cayuga Green has heavy city involvement. At the time, the swath of land surrounding the library on its block was all city-owned surface parking, with the helix for the Green Street parking garage to its east (it was actually kinda neat looking for a parking garage ramp; a photo can be found here).  The first phase of Cayuga Green would also be the lynch pin for the Ciminelli project; the city would convey the parking lots to the IURA, who could sell them off and partner with a developer to build a parking garage to serve the Ciminelli building and some of Cayuga Green. This phase would become the current Cayuga Street garage, which opened in June 2005 with 700 spaces, 34,000 sq ft of first floor retail, and a nearly $20 million price tag. The 185,000 sq ft Ciminelli project was constructed concurrently and also opened in 2005 as Seneca Place on the Commons, with the Hilton Garden Inn for its hotel occupant, Cornell as the primary office tenant, and retail space that would fill up over the next couple years.

100_7262

Phase II focused on a couple things (IIA and IIB, technically). The Green Street Garage would be redeveloped, the helix torn down, and a movie theater would go in the renovated space under the garage. The city owned the top two floors of the 3-story garage, and used eminent domain on the owner of the first floor. Originally, there was to be either 36,000 sq ft of retail on the first floor, or an intermodal transit center (a hub for TCAT and Greyhound/Trailways, essentially). The garage would add two more floors and have space for 1,082 cars.

Perhaps thankfully, this was never done (though the zoning was raised from 60′ to 85′ for the land that the Green Street garage sits on). The Cayuga garage picked up more retail space as the plans were rewritten. A 12 screen national theater chain was proposed for the retail space of the Green Street garage, but given the plans for an expanded theater at the mall in Lansing, it became clear that such a project wasn’t feasible. By good fortune and negotiation, Cinemapolis agreed to take the space, and the theater shrank from 12 to 5 screens and went into the Green Street garage.

101_4904

IIB and Phase III are the residential portions, Cayuga Place Apartments and Cayuga Place Residences (Cayuga Green condos). As originally proposed, there was going to be 70 to 80 apartments with ground-floor retail, and anywhere from 40 to 122 condos. The city IURA had entered a contract in 2002 with Cincinnati-based Bloomfield/Schon to develop the units. The apartments were first proposed in 2005, and with abatements approved, the 68 units and 15,000 sq ft of retail space opened in 2008. The condos are a lot more complicated, bouncing between several iterations and layouts (here’s a few versions 1, 2, and 3, here’s 4 and here’s 5) before settling on the 45-unit design currently under construction. Part of the problem was financing, especially during the recession; a later problem was that the land along Six Mile Creek is not that great for construction. It will have taken 15 years, but the downtown redevelopment project will be complete next year.

cayugaplace_v5

101_4905

There’s been an enormous amount of controversy. A 20-year abatement was used for Seneca Place, the labor used in some of the construction was from North Carolina, and the fight with one of the property owners (Thomas Pine, who ran Race Office Supply on the corner of Seneca and Tioga) was pretty ugly. The fight over the apartments and condos was even uglier in some ways, because the developer requested and received a 10-year tax abatement (and the ICSD was not game). Instead of bringing new, permanent jobs like an employer’s new office or factory, this was housing, and it was market-rate and premium housing at that. The retail portion offered jobs, if they could lure shops, and retail doesn’t exactly pay well either. Some, such as local megalord Jason Fane, said the project would fail. There have been problems, certainly. The Cayuga garage has struggled to fill its retail space. Only now with the impending addition of TC3’s Coltivare restaurant and learning center has it filled most of the space (Merrill Lynch took the leap a few years ago and rents some of the space; then there was that failed wine tourism center). It has taken years for the condos to begin construction. But, slowly and haphazardly, the project is building up and out.

Ithacans did a lot of soul-searching. Were the costs outweighing the benefits? Was growth downtown, or even in the county, a good thing?

101_4907

Ask a dozen people and you’ll get a dozen opinions. I think that for all the problems and strife, that the city has benefited from the downtown projects. Through local character and some luck, the downtown residential units are full and most of the retail space is occupied. Seneca Place and Cayuga Green demonstrate that mixed-use can add life to underutilized parcels and spark interest in neighboring properties. Each project should be weighed carefully, of course. But thanks in part to active urban reinvestment, Ithaca is in a position many upstate cities envy.

6-29-2014 320

 





Belle Sherman Cottages Update, 9/2014

9 09 2014

Agora Development‘s Belle Sherman Cottages project continues to build out. Some observant readers might have caught the piece from Buffalo development blog Buffalo Rising, which featured the project as an example of smart infill development (Buffalo Rising is rather fond of Ithaca). Since the early August update from Jason at Ithaca Builds, lots 4 and 6 have been completed and lot 18, a craftsman bungalow, is substantially complete. Meanwhile, work has begun at lot 3, a craftsman farmhouse. Given the previous rate of progress, I expect 18 will be complete by the end of the month, and lot 3 by early November. I don’t think it would be remiss to think another home will start before winter sets in. Of the 19 lots for single-family homes, only two lots are left, lot 12 (another craftsman bungalow) and lot 9, a new design that has yet to be published.

belle_sherman_cottages_071814

belle_sherman_cottages_071814_2

101_4882 101_4885 101_4887 101_4889 101_4890 101_4891 101_4893 101_4894 101_4897

 





Boiceville Cottages Update, 9/2014

8 09 2014

Out in Caroline, local company Schickel Construction’s Boiceville Cottages development continues to expand. Since the last pass through in late June, the two 5-unit gatehouses were completed and occupied, and construction has begun on at least four more units. The parchment exterior and blue trim make for an attractive pairing. The foundation being poured southeast of the gatehouses (fourth photo from too) seems too large to be a cottage unit and isn’t their usual triangular layout, and I’m not sure what else it could be offhand (the project design no longer matches the 2012 site plan from the town website). The more typical three-unit cottage pairing seems to be underway with the poured foundations on the other side of the street.

Boiceville has been built in phases – the initial 24 houses in 1996/1997, and another 36 in the late 2000s. The current ongoing phase allows for another 75 units, for a total of 135 on the properties. Arguably, that would make it the densest large parcel in the 3,300-person town.

101_4808 101_4809    101_4813 101_4814 101_4815

101_4816

101_4817 101_4821 101_4822 101_4823





News Tidbits 9/6/14: What Makes A Neighborhood?

6 09 2014

1. A trio of notable articles from the IJ. The first one is about the 128 West Falls Street development (previously discussed here), and the negotiations done with neighbors in order to make the project acceptable to the neighborhood. The developer (Heritage Builders) and the neighbors worked together for a compromise. Some of the neighbors are still upset about their being any development at all (in which case, I must ask why does one live in an inner city neighborhood with vacant land), but if most of them are on board, I’m glad they and the developer were able to address each other’s needs and concerns and come to a reasonable solution. There are still people willing to make compromises, thankfully.

128_wfalls_rev1_1

2. Article number two has already been foreshadowed by Ithaca Builds, namely that old Elmira Road is getting a more pedestrian-friendly makeover. Bike lanes, sidewalks (only on the north side due to budget cuts), curbing, all in an effort to make it more friendly to all street users, from walkers to bikers to drivers. And it’s only going to take three days? Color me surprised.

At least one building on Elmira Road will be getting a makeover soon – a renovation prepared by local firm STREAM Collaborative will turn the old BOCES Building at 214 Elmira Road into the the Finger Lakes ReUse Center’s new headquarters.

finger_lakes_reuse_ith_1

Image Property of STREAM Collaborative

3. Piece number three is that, surprise surprise, Ithaca has a higher cost of living then most other upstate cities. Most upstate cities are a little below the national average (4-12% less). Ithaca is nearly 6% above. Ithaca has the highest cost of living outside of the the New York City and downstate metros. If anyone feels uncomfortable using numbers from a conservative think tank, here’s their government source. Personally, I always just go with Sperling’s. Taking a closer look at those numbers gives a big clue why Ithaca is more expensive – the housing cost is over 31% above the national average. Every other parameter is virtually average. except that one.

I’ll give an example: Syracuse and Ithaca are only about 50 miles apart. On a scale with 100 equaling the national average, Syracuse has a score of 88.9, Ithaca 113.4. Quite a difference. Food, utilities and transportation are cheaper in Ithaca. But housing is astoundingly different – Ithaca’s 131.2 to Syracuse’s 45.4, which is what causes the disparity. Granted, I know that for many, living in the Syracuse area is undesirable (and I say this as someone originally from the Syracuse metro). Ithaca is in demand, ergo, prices for homes and apartments go up. But as middle-income families feel the pinch, spiraling housing costs pose a serious concern to the region’s economic well-being.

4. Now for a piece from the Cornell Daily Sun, an informative piece they did about the recently-approved 205 Dryden (Dryden South) project by Pat Kraft. No shocking revelations, but the interview with Kraft is a nice asset. I do take some umbrage with his complaint that the Collegetown form zoning makes it feels like he’s not developing anything, and he’s being told what he can build. There are reasons for that. Certain landowners have a blemished track record, and this is better than years of bickering with city agencies because of someone’s artistic license, or more likely, profit maximizing through value engineering.

dryden_south_rev_2

5. Stone Quarry is getting really nasty, really fast. INHS has retained the services of Philips Lytle out of Buffalo (the same law firm that handled the indefinitely-postponed 7 Ridgewood project). Meanwhile, neighbors are demanding that the HUD funds for the subsidized project are withheld, on the grounds of environmental issues, not having enough time for community notice and comment, and that the project is “incompatible” with the neighborhood. They’re considering a legal challenge to stop the project, which was approved during August’s PDC meeting. There’s a ton of documentation that’s been uploaded in recent days – a 1,189 page environmental assessment report for the site, public notices, and so on, and so on. The city has also released point-by-point rebuttals to the filed complaints, and formally requested that HUD release the approved funds. If I had a workday where I just had to write rebuttals all day long, I might be hitting the bottle when I go home. IJ news summary of it all here, Voice summary of the events of the PDC meeting, including angry neighbors and the mayor’s outspoken support for the project here.

I’m going to call out one statement, this being from a group called the SRNA (Spencer Road Neighborhood Association) – they describe the neighborhood as being full of affordable housing, and run off some examples. The first is an 18-unit townhome project at 324 Spencer Road, called the Belmont Apartments. I’m familiar with this development because they advertise their townhomes as “NEW” on Craigslist, even though they were built in 1995. Rents there run from $1100-$1250, which is about equal to, or a little above the area mean. It’s middle-income, market-rate housing. Affordable in context is the cute word agencies substitute in for low-income housing, so using it to describe a market-rate, middle-income project seems misleading.

The second is the primary reason why I’m writing this whole thing – discussions of a 14-15 townhome development at 661-665 Spencer Road by local low-income services group TCAction (that address also happens to be their headquarters). I checked the minutes they cited and I can’t find any record of that. It could have been said and just not recorded in the minutes, but that seems like an odd thing to leave out. The three duplexes at 634, 636 and 638 Spencer check out, and they were built in 2008/2009.

Like many projects lately, tempers will be flaring, so for those of us without a dog in this fight, we might as well break out the popcorn and watch this boxing match play out from our ringside seats.

inhs_stone_quarry_rev_3

inhs_stone_quarry_rev_4

6. Here we have the projects memo for proposals to be discussed at September’s Planning and Development Board meeting on the 23rd. No curveballs here; the project memo only reviews projects that have already been seen and have had initial comments (sketch plan), so everything here has come up at least once before. 128 West Falls Street will be looking for PDB declaration of lead agency (the board’s agreement to conduct formal design and environmental review) and recommendation to go to the BZA for zoning variance. The Hampton Inn downtown is looking to obtain PDB declaration of lead agency, as is the Chain Works District on South Hill. The Chain Works is probably the vaguest proposal they’ve had to review, because it’s over 15 years and the developers have only a couple ideas fleshed out on the Emerson site’s redevelopment. It also makes a few voters wary because once the environmental review is complete and the developer’s T1, T4 and T5 zones are approved, the developers have an enormous degree of freedom to develop the site as they see fit because it’s a PUD, a Planned Unit Development. They’re also using the town’s equivalent, called PDZ, for the portion of the 95-acre site in Ithaca town. For more about these details, Jason at Ithaca Builds offers a great summary here.

307 College and 323 Taughannock are up for final approval, and 327 Eddy for preliminary approval. There’s also a couple of minor zoning changes up for review.

chain_works_2

7. Here’s your morbid amusement for the week – the Lansing school district might have difficulty installing its new septic system because it could be disturbing a previously-unknown Native American burial ground. I think we have a plot point for the next Stephen King novel.








Follow

Get every new post delivered to your Inbox.

Join 118 other followers