News Tidbits 5/21/16: Building Bridges, or Burning Bridges

21 05 2016

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1. 209-215 Dryden Road has a name: the Breazzano Family Center for Business Education. Let’s just call it the Breazzano Center for short. The name comes as part of a $25 million donation from Cornell MBA alum David Brezzano ’80, and is named in honor of him and his three sons, all recent Johnson School graduates. According to the Cornell Chronicle, the donation will “substantially support” the building’s construction, which construction loans on file with the county have pegged at $15.9 million. Breazzano is the president of money management and investment firm DDJ Capital Management, and did his undergrad at Union College in Schenectady, where he serves as trustee.

John Novarr is the developer for the 6-story, 76,200 sq ft building, and Cornell will occupy 100% of the structure on a 50-year lease.

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2. So, something weird is going on. The city BPW is set to discuss an encroachment for the Chapter House reconstruction at their meeting on the 23rd. However, all the paperwork included in the agenda dates from before the sale and refers to the previous owner. So either the new owner is pursuing the encroachment and the information hasn’t been updated, or this is outdated/no longer being pursued and no one’s updated the BPW paperwork. I tried calling the project architect (Jason Demarest) but he’s out of town until Saturday, and this publishes Friday night, so…dunno. Hopefully someone can provide some insight. For the record, the encroachment is for the first-floor roof overhang over the sidewalk, and will cost the developer $33,812.28.

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Open question, would a brick-for-brick rebuild had to have paid for this encroachment as well? It existed with the original structure, this was designed with heavy ILPC input, and given that project costs seem to be why this is in jeopardy…it just seems like an unnecessary obstacle. I know it’s a new build, but it’s replicating a previous encroachment for the sake of character. It seems like the project is being financially punished for that.

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3. For this week’s eye candy, the above image appears to be the city’s proposed redesign for the Brindley Street Bridge over on the West End. Pretty similar to existing newer or renovated bridges in the city (Clinton Street, South Aurora Street), with older-style lamp posts and stylized concrete railings.

Alternative 2 calls for a pedestrian bridge to replace the existing Brindley Street Bridge, which was last renovated in 1952. A new bridge for vehicle traffic would be built south from the intersection of Taughannock and West State Streets, over the inlet, and intersecting with Taber Street. The project is expected to go out to bid next year, and completed in 2018.

4. Per the Ithaca Times, the Taughannock Farms Inn out in Ulysses has some expansions and renovations planned since new ownership purchased the property back in February. Along with a bistro for lighter fare, an electric car charging station and a dock, the Times introduced plans for a 2-story, 200-person event center that would be built on the Inn’s property. The purpose of the event center is to provide additional space for events like weddings and formals, and to capture a bit of the mid-week business meeting and convention crowd. The inn itself has 22 guest rooms in five buildings.

The original inn building dates from 1873, when it was a “summer cottage” for John and Molly Jones of Philadelphia. The Joneses also owned Taughannock Falls at the time, though they would eventually deed it over to the state in the mid 1930s to create the park. The current owners are only the fourth in the 143-year history of the property.

5. A couple of big sales in Tompkins County this week. The first one was 308 Eddy Street, a 12-bedroom apartment house in Collegetown. The Lambrou family, one of Collegetown’s medium-sized landlords at ~400 beds, sold the property to the O’Connor family (a smaller landlord family) for $1,225,000 on the 18th. The O’Connor don’t tend to develop their own properties, and 308 Eddy was receently re-roofed anyway, so don’t expect any changes here, but take it as a demonstration of what a captive rental market, high land values and high taxes will do.

The other big sale was outside of Ithaca, at 1038-40 Comfort Road in Danby. A purchaser bought several land and cabin properties being touted as a high end B&B for $1,300,000. The purchases are a couple from Florida, one of which founded the Finger Lakes School of Massage in the 1990s and now heads an aromatherapy institute.

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6. According to a report from the Dryden town board liaison to their planning board, the Varna Community Association’s reception to “Tiny Timbers” at the corner of Freese and Dryden Roads has been mostly positive, apart from minor traffic concerns to the 16-house project. More lukewarm was the reception to the 36-unit Evergreen Townhouses proposal at 1061 Dryden, where concerns were raised about having enough green space, and whether it was too far outside Varna to be an appropriate location.

The neighbor two doors down has already started to fight the project, and this is probably going to play out like 902 Dryden did over the past several months. Here’s a pro tip when you’re writing up that angry screed – please stop arguing that renters are second class citizens. Just stop.

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7. Therm Incorporated will be presented plans for a stand-alone 20,000 SF manufacturing facility to the town board next week. The addition will be located at their property at 1000 Hudson Street Extension, between its main building and the quonset huts. In a rarity, the industrial-zoned property won’t need to heard to a zoning board – no variances required. The new building will replaces a 3,434 SF ceramics studio. As previously reported on the Voice, Therm expects to create 10 jobs with the expansion. Therm, located at its current facility since its founding in 1935, specializes in custom machining, primarily for the aerospace and industrial turbine industries.

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8. Not a very exciting agenda for the Ithaca city planning board this month.

1. Agenda review
2. Floor Privilege
3. Special Order of Business: Incentive Zoning & Site Plan Review Discussion (Lynn Truame)

4. Subdivision Review
A. Minor Subdivision, 312-314 Spencer Road, Charlie O’Connor (MLR)

5. Site Plan Review
A. Sketch Plan, Two Duplexes at 312-314 Spencer Road

This came up back in March – Charlie O’Connor plans on re-configuring vacant street-facing property behind two houses to build two duplexes near Lucatelli’s. STREAM Collaborative is the architect.

Originally, this was at the end of the agenda as sketch plans usually are, but the agenda was revised so that the sketch plan would be allowed to go first.

B. 201 College Avenue – Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, recommendation to the BZA

C. Elmira Savings Bank, 602 West State Street – Declaration of Lead Agency, Public Hearing, Potential Determination of Environmental Significance, recommendation to the BZA

D. Brindley Street Bridge, seen above – revised FEAF review (parts 2 and 3), recommendations to lead agency (BPW).

6. Umpteen million zoning appeals, none especially contentious
7. Chain Works DGEIS Review, Update Schedule and Special Meeting Schedule.





New Tidbits 5/14/16: A Land Subdivided

14 05 2016

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1. This week, the city rolled out a strategy memo for “Design Guidelines” for Collegetown and Downtown. The city held focus meetings back in March with Winter & Company, a Boulder-based urban design and planning firm with experience in cities and college towns from coast to coast. No specific individuals are mentioned as being part of the focus groups, but the focus group meetings consisted of “residents, property owners, developers, architects, design professionals, Planning and Development Board members, Common Council members, and City staff.” The memo is meant to help guide continued discussion of design standards, and to identify key issues in each area that could arise with planning and implementation.

The feedback from the focus groups shouldn’t come as a surprise – use high quality materials, respect historic character but don’t emulate it, recognize that development costs in Ithaca are very high, promote walkability and active street use, encourage parking lot infill, define transition areas between smaller-scale neighborhoods and denser cores, and so forth.

One of the major components being reviewed is whether design guidelines should be mandatory or just a set of recommendations. The city has a design review process that comes into play for certain projects like those on the Commons, but otherwise it’s non-binding unless the BZA or planning board mandates it as part of approval. Regardless, more meetings are expected as the guidelines are fleshed out.

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2. The Ithaca Times is checking in with the Al-Huda Islamic Center plan for Graham Road in Lansing. Fundraising is still underway for the 4,828 SF mosque, which according to a member of the Al-Huda board of Trustees, is expected to cost between $650,000 and $1 million, per contractor estimates.

Fun fact of the day, Islamic law prohibits mosques being paid for with funds that collect interest (tainted by usury). Everything must be paid for up-front and in full.

The village of Lansing has already signed off on the mosque plans, and the vacant land at 112 Graham Road is bought and paid for. Pretty sure the above drawing is outdated, but I haven’t seen an image of the latest plan available online. The Times has an interior shot of the current plan to accompany their story.

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3. The town of Ithaca passed the nine-month moratorium on two-family dwellings by unanimous vote at its meeting this week. Anyone seeking to build a duplex in the town of Ithaca will now have to wait until February 2017 for a building permit, unless “unnecessary hardship” is demonstrated by the law’s imposition. The law was driven by the construction of multiple 2-6 unit student-oriented structures east of Ithaca College in the Kendall/Pennsylvania avenue area, which they felt was undermining the neighborhood’s character. Earlier versions of the law called for a year’s length, but the town received numerous complaints that a year would actually hit two construction seasons, 2016’s and 2017’s.

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4. Also in lawmaking, the bike lanes proposed for the 300 and 400 blocks of Tioga Street in downtown have been shot down in favor of sharrows, 3-2. This comes after strong advocacy by city bicyclists and some planning and sustainability groups, and strong opposition from some elderly and disabled advocacy groups, suburban neighborhood residents and the town of Ithaca’s town board.

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5. One of the many issues that faces large-scale planning and development in Tompkins County is that, over the many decades, land has been heavily subdivided and sold off between many different owners, with the properties often passed down or even traded, leaving records piecemeal. With so many owners, some untraceable, it can become logistically difficult, especially if not everyone is on board with a plan.

In front of Moe’s down in big box land, the county owns a 0.3 acre parcel of land previously a part of the flood relief channel. Since 2005, Benderson Development has rented the land as part of its shopping complex – now they just want to simplify things and buy the land from the county. With an offer of $112,500, which is $17,500 over the county’s assessment, and with the county’s 2005 confirmation and 2016 re-affirmation that they have no public use for that slice of land anymore (much of the channel’s land has already been incorporated into other parcels), they’re planning to finalize the sale at the Legislature’s meeting next week.

6. If you glanced at the Voice, you know there’s a plan cooking for 36 townhouse units east of Varna. But according to Dryden’s town planner, that’s not the only project that’s been brought forth to the town. A different applicant brought forth a plan for 20 single-family homes on 9 acres near the intersection of Route 13 and Mineah Road, a rural stretch between Varna and the village of Dryden. The units, expected to be rentals, are allowed as of right in Dryden’s mixed-use zoning – if it’s under 4 units/acre, it doesn’t need a special use permit, or even site plan review. A check of property records reveals several parcels owned by Ryszard Wawak, a Lansing businessman who picked up the land a number of years ago and has already built a duplex (2-bedrooms each) and a 5-bedroom house on subdivided parcels.

If you happen to start seeing houses popping up between Dryden and Varna, it’s probably this project slipping under the radar.

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7. Taking a glance at the Ithaca Projects Review committee meeting agenda, the Elmira Savings Bank and 201 College Avenue projects will be undergoing review before heading to the planning board meeting later this month, and the subdivision/reconfiguration to build two two-family houses at 312-314 Old Elmira Road will also be reviewed. There are also a boatload of zoning variances being sought for various projects – Marriott signage, an apartment reconfiguration on Farm Street, a basement home salon on Center Street, a home addition on Cobb Street, parking variances for 121 West Court and a area variance for an existing carport on Grandview Avenue that was apparently never approved by the city when built in 1973. In total, there are nine. It’s times like this that the city would benefit from a simplified zoning code.





News Tidbits 5/7/16: Everything’s Political

7 05 2016

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1. Let’s start with government. The city of Ithaca passed revisions to its cell phone tower law reducing the no-build fall radius from 200% of height, to 120% of height. The 120% was decided upon after a check of other municipalities, where it was generally the most common figure.

The change allows development to proceed on the grassy field at 815 South Aurora Street on South Hill, although as mentioned last week, the fall zone revision isn’t as much as developers Todd Fox and Charlie O’Connor had hoped for. But it’s still enough to work with; according to Josh Brokaw at the Times, a revised plan that meets the new guidelines could be going to the planning board for sketch plan review in June, possibly with more units than the 87 studio units initially planned. It was also reported that the local neighborhood group (South Hill Civic Association, SHCA) is comfortable with the initial plan, so this might be a relatively smooth process when the project is ready for review.

2. Meanwhile, while one thing moves forward, Dryden’s been hit with a major setback. The Pinckney Road parcel sale in Dryden was foiled when voters, in a 1188-936 vote, rejected the town’s plans to use recreation reserve funds to purchase the 15 acre property. The town would have spent about $56,800 of a fund that has over $300,000, and the county would have contributed $15,000, so that the town could have turned it into park space in the long-term. The town was prepared to buy the property, but residents opposed to the sale managed to get enough signatures on a petition to force to to go up for a vote.

It sounded like a worthy and reasonable plan. But I get the feeling that there were a lot of folks who figured it would pass by a wide margin, so they just didn’t vote. In a marketing course a while back in college, I remember the professor sharing an interesting statistic – versus feeling neutral, the general public is three times more likely to support an initiative when they really like something, and nine times more likely to vote or speak out when they’re really opposed. People are more driven by aversion than reward, and that’s probably what happened here.

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3. Sticking with local governments, the town of Ithaca is set to vote on a moratorium on duplexes, but with some modifications from the initial proposal. For one, given construction seasons revolving around the warm season, and the time it takes to plan and get permits, it was decided to make it only nine months (January 2017) instead of one year, so that they could limit the possibility of dragging it through two construction seasons. And although the town planning committee chair wasn’t on board with it, an exemption is in place if one of the units will be owner-occupied. If their goal is to revise the approach to student housing, then at least these amendments fix or lessen some of the bigger issues a moratorium would produce.

4. Just a wee bit more info on the “Tim Timbers” planned for the corner of Freese and Dryden Roads in Varna. The tiny houses are small though not micro-sized – they’re expected to be about 800 square feet. Local architecture firm STREAM Collaborative is working with businessman Nick Bellisario on the 16-lot subdivision and home development.

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5. So the full 206-page, $78,000 NYS DOT waterfront redevelopment study by Fisher Associates is on the city’s website. The initial results were shared here back in October, but the final product has some additional, very interesting details.

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One of those additions is a potential timeline for development. It calls for getting official support and commitments over the next several months, issuing an RFP later this year for the new DOT facility in Dryden, and issue an RFP for the NYSDOT waterfront site later this year, with review in Q1 2017 and developer selection in Q2 2017, assuming this doesn’t end up like the Old Library debate. The DOT would move to Dryden in Q3 2018, and the excess state land would be transferred to the county, sold in Q1 2019, and ready for occupancy by mid-2020.

The other really interesting new section is Appendix 5, stakeholder outreach. This consists of interviews with city officials and nearby property owners – Cornell (who say they have no plans for their waterfront properties), the Farmer’s Market, and some smaller businesses and organizations. The gist of the comments had more to do with Farmer’s Market than the DOT – namely, heavy traffic issues, needs more parking, and needs to physically expand to accommodate a waiting list of vendors and cool-season operations. There are early plans incubating for a nearby indoor market facility, if memory serves right. As for the DOT site, the mixed-use plan was deemed most favorable, and the stakeholders agreed that the site had great potential for redevelopment.

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6. Looks like marketing has started for a proposed new medical office building in the village of Lansing. The new one-story building, which appears to be designed by Binghamton-based Keystone Associates, would be off of Warren Road, although it looks like the building would be accessed from a driveway coming off of Uptown Road. The 2.71 acre property is zoned “Human Health Services District” by the village, and borders undeveloped land owned by Cornell, and several other suburban medical office buildings built over the past few decades. The resolution on the attached site plan is too low to determine the square footage, though it looks to be in the low tens of thousands.

The property was purchased by Arleo Real Estate from Cornell for $378,600 in October 2014. Arleo Eye Associates owns and occupies the neighboring building to the south. Arleo built their 7,119 SF optometry office in 2007.





Village Solars Construction Update, 4/2016

19 04 2016

Heading into the spring, it looks like the Village Solars project off of Warren Road in Lansing has made some pretty substantial progress with its second phase.

Building “D”, which contains 12 apartments, is essentially complete inside and out, though not yet occupied.

Building “G/H”, which holds 18 units, is fairly far along from the outside – cement boards have been attached to most of the east face, and some more wood siding has been applied to the west face. Exterior details like balcony railings and trim boards have yet to be installed.

Building “E” is topped out, and the roof rafters are being sheathed with Huber ZIP panels. The stairwells are still being framed out. Windows have been fitted in most of the rough openings on the first and second floors, but have yet to reach the third floor. Housewrap covers most of the plywood walls, with the exception of the stairwells. “E” will have 11 apartments.

From observation, it looks like Lifestyle Properties (the Lucente family) could start renting out Building “D” tomorrow if they wanted, Building “G/H” towards the end of the Spring (possibly Mid-July from the Craigslist posting), and have Building “E” ready for occupancy before the semester starts. Phase two of the 174-unit apartment project is being built with a $6 million loan from Tompkins Trust. Phase one’s 36 units opened last year.

EDIT: From Rocco Lucente the younger – “We will have our first move ins for 1067 Warren Road (Building D) on May 1st. The other two buildings are currently scheduled for June 15th and July 15th completion. We did get our Certificate of Occupancy for Building D around two weeks ago, but with the various cleaning and landscaping work we set our target for May 1st.”

No loans have been secured yet for the three later phases, and plans are still in the works for an addition across Village Place that would bring the total number of new apartments to over 300.

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News Tidbits 4/9/16: A Slippery Situation

9 04 2016

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1. The town of Ithaca had their first substantive meeting about Cornell’s Maplewood Park Redevelopment, and later this month, the city of Ithaca will have their take on the 4.5% that sits within their boundaries (picture a line up Vine Street – that’s the city line). According to documents filed with the city, approvals from them will only be needed for one building. Application/SPR here, cover memo from Whitham Planning and Design here, Part I of the Full Environmental Assessment Form here, and narrative/drawings here.

From the SPR, the schedule as already been shifted slightly to an August 2018 completion rather than July – they also threw out a $3.67 million construction cost that doesn’t make much sense offhand. Edit: It looks like it’s just a basic estimate of 4.5% of the total project cost of $80 million.

The biggest change so far is a revision of the site plan. In response to community meetings, Cornell shifted smaller 2-3 story stacked flats and townhouses closer to the Belle Sherman Cottages, pulled back a couple of the larger apartment buildings, and added a new large apartment building to the southeast flank. Cornell has its goal of housing at least 850 in the redevelopment, so all design decisions revolve around accommodating those students with their families, while coming up with a design the community can live with.

The city will vote at its April meeting to defer Lead Agency to the Town of Ithaca, which will leave them with the ability to provide input, but the town board will be the ones voting on it.

2. It’s not often that a project gets undone by a single public commenter at a meeting. But the Journal’s Nick Reynolds got to experience such a momentous occasion at the town of Ithaca’s planning board meeting. He documents it on his Twitter account.

Someone that I didn’t cover because it wasn’t especially news-worthy is Cornell’s plan to replace the Peterson Parking Lot at the intersection of Tower and Judd Falls Roads with a cutting-edge 100% porous paved lot and a Cornell-created soil designed to promote rapid growth of trees in high traffic areas (a new island would be built in the middle of the lot). Basically, an eco-friendly, less-invasive parking lot, if there ever could be a thing.

Then Bruce Brittain, the Forest Home community historian, completely undid the plan with a contour map. Generations ago, the property was filled with debris and garbage, even old construction trucks. And while there may be a parking lot on it now, a porous lot, which would be heavier when watered, is liable to collapse right onto the Plantations below. Meaning, no porous lot, no green showcase. Back to the drawing board Cornell.

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3. Here’s a little more information on the 5-story, 44-unit/76-bedroom apartment proposal for 201 College Avenue. SPR Application here, FEAF here, project narrative here, BZA worksheet here, drawings here , letter of discontent from Neil Golder here. Looking at the drawings, there have been some slight revisions, mostly with the College Avenue entrance and the materials and fenestration at street level. The SPR gives us a $6 million construction cost, and a proposed construction time frame of July 2016 – August 2017. Units will be a mix of 1 to 4 bedrooms (24 1-BD, 12 2-BD, 4 3-BD, 4 4-BD). While the project falls into the Collegetown Form District, an area variance will be required for a front yard setback from College Avenue, which the board feels will help the street be more like a boulevard.

The city planning board is expected to Declare itself Lead Agency for environmental review at the April meeting. Developer Todd Fox hopes to have approval by the end of the June meeting. STREAM Collaborative is the project architect.

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4. This week’s eye candy comes courtesy of Noah Demarest and Todd Fox (yes, they seem to be getting a lot of mentions this week). It had occurred to me that while an image of the revised 902 Dryden townhouses had been presented at the meeting where it was approved, the town never uploaded the copy. Noah and Todd were kind enough to send me a copy of the image presented at the meeting, and gave their permission to share it here. 8 new units, 26 new bedrooms. The duplex building in the middle already exists, but two new units will be built opposite a shared wall. Two three-unit clusters will be built on the east side of the parcel.

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5. It’s official as of March 28th. Construction permits have been issued for Conifer LLC’s 68-unit Cayuga Meadows project on West Hill in the town of Ithaca. Expect the first construction update, and a synopsis, when the first construction update comes around, which won’t be until mid-to-late May since West Hill projects get visits during odd-numbered months.

6. Just a couple minor city subdivisions to pass along. One, an application in outer Collegetown at 513-15 Dryden Road to separate the land into two parcels (513 and 515). The lot owner will then build himself a new house on the vacant lot. CR-1 Collegetown Form District, and it looks like no variances will be needed.

The other subdivision is on the city’s portion of West Hill. The property is a vacant lot that borders Westwood Knoll, Taylor Place and Campbell Avenue. The property owners, who live next door on Westwood, want to divide the vacant lot into two vacant lots to sell for single-family home construction. Once again, it looks like no zoning variances will be needed, just regulatory PB approval.

With the consolidation and realignment of 312-314 Spencer Road mentioned last week, this makes three subdivisions scheduled this month. That’s pretty unusual, as the city typically sees only one every 2 or 3 months on average.

7. Looks like someone made a tidy profit. Local landlord Ed Cope picked up 310 and 312 E. Buffalo Street for $885,000 on the 6th. 310 E. Buffalo is a 6-unit apartment building, 312 is a parking lot. The previous owner, a Philadelphia-based company, picked up the properties for $800,000 back in October 2014. So, $85,000 (+10.6%) for 18 months of ownership. The properties are part of the East Hill Historic District, where the Philly-based firm recently had a hell of an experience because the owners before them replaced the windows without notifying the city, and that was a big no-no as far as historic districts and the ILPC are concerned. They mandated the windows all be replaced with more historically-appropriate fittings. Hopefully that came up during the sales negotiations.

For what it’s worth, the parking lot is zoned R-3a – a 4 story building with 35% lot coverage. Since it’s in a historic district, a hypothetical proposal would likely look a lot like its neighbors.

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8. And another big sale this week, on Friday – the house at 210 Thurston sold for $2.5 million to the Alpha Chi Omega sorority. The house had been on the market since last November for $2.75 million. This actually sold relatively quick, given its large size and fairly unique nature. The seller purchased the property for $677,500 in December 2011, and renovated the property for use by the Cornell wrestling team.

Alpha Chi Omega has occupied the house at 509 Wyckoff Road for a number of years, but did not own the property – the owner, who picked up the property in 1971, is a business partner of Kimball Real Estate.

 





News Tidbits 4/2/16: The Walls Come Tumbling Down

2 04 2016

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1. Demolition and site prep work has begun for the Hotel Ithaca’s new 5-story addition. The work appears to be right on schedule, since a March construction start had been planned. The $9.5 million, 90-room project replaces a two-story wing of rooms built in the early 1970s. Hart Hotels of Buffalo hopes to have the new wing open for guests this fall. NH Architecture of Rochester is the firm designing the project, which received some “sweet burns” when it was first presented with cross-hatched panels and “LEED-certified stucco”. Eventually, the planning board and developer settled on a design after review, and the project was approved late last year.

For those who like to see walls a-tumblin’, the Journal’s Nick Reynolds has a short video of the demolition on his Twitter feed here.

2. Looks like there’s a little more information about the 16-unit “small house” subdivision planned in Varna. A Dryden town board document refers to the document as “Tiny Timbers”. Which is a name that has come up before – in STREAM Collaborative’s twitter feed.

Making an educated guess here, STREAM is working with landowner and businessman Nick Bellisario to develop the parcel. It would also explain the huge mounds of material that had been on the site as of late – compressing the very poor soil so that something could be build onto it, even if they’re merely “tiny timbers”. It doesn’t look like these are more than one or two rooms, with an open floor plan on the first floor and either a room or loft space above.

At first impression, these are a great idea – relatively modest sizes tend to be more environmentally sensitive, and with the subdivision, it’s likely they would be for-sale units with a comparatively modest price tag. On the other hand, tiny houses are something that a lot of local zoning laws don’t accommodate well (minimum lot size, minimum house size, septic), so that would be something to be mindful of as the project is fleshed out more and starts heading through the town’s approval processes.

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3. Here’s some good news – the initial reception to Visum’s 201 College Avenue project was favorable. Josh Brokaw at the Times is reporting that apart from debates over a more distinctive roofline and setbacks from the street (which is more ZBA than Planning Board), the board was supportive of the project.

Meanwhile, as for something they were not in support of, the possibility of removing the aesthetic parts of site plan review as a benefit to affordable housing incentive zoning was not something that sat well with them. One thing that does get missed in the article, though, is that that benefit would only be in areas with form zoning guidelines for building appearance and siting (right now, that’s only Collegetown).

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4. Never a fan of being scooped, but the Journal’s Nick Reynolds broke the news of a 3-story, 39,500 SF outpatient medical facility planned for Community Corners in Cayuga Heights. Owner/developer Tim Ciaschi (who also did the Lehigh Valley Condos on Inlet Island) will build-to-suit for Cayuga Medical Associates, with design work by HOLT Architects.

In most towns, this would be fairly cut and dry. But this is Cayuga Heights, which probably has the most stringent board in the county. The village routinely says no to anything that could draw students in (mostly housing, but historically it also included taverns and restaurants), and people prepare multi-page tirades against two-lot subdivisions, let alone what happens when a sorority tries to move in. In the project’s favor are its distance from homes and its modest densification of Community Corners, which the village has been slowly migrating towards in the past few years. The board’s raised concerns with not enough parking, so a traffic study was included with the March materials. We’ll see how this all plays out, a medical office building might work well with Cayuga Heights’ older population.

5. The city decided to take action on the owner of the Dennis-Newton House by fining him $5,000 for building code violations. Steven Centeno, who picked up the property from the Newtons in 1982, was initially charged with over 11,000 violations, and pleaded guilty to 35 counts. According to the city, Centeno was ordered to make repairs in 2012, and got the building permits, but never commenced with repair work. If he fails to bring the property up to compliance within six months, a further fine of $42,000 will be levied. This is not unlike the case last April where the city fined lawyer Aaron Pichel $5,000 for code violations on 102 East Court Street, the “Judd House”. Work on that property is underway.

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6. Likely to be some bureaucratic progress on the Maplewood Park redevelopment next week. The town of Ithaca will be looking at declaring itself Lead Agency for environmental review of the 500-600 unit project. designs and exact plans are still in the formative phases, so no new news on those quite yet. In order to build the new urbanist, form-based project as intended, Cornell will be seeking a Planned Unit Development (PUD), which will give them flexibility in how they can lay out the site. The portion in the city of Ithaca, the two buildings towards the northwest corner (boundary line goes down Vine Street), will be built as-of-right, and it looks like a sketch plan will be presented for the city’s portion during their April Planning Board meeting.

A FEAF is included in the meeting agenda, but since the project will have to undergo a Environmental Impact Statement (much more detailed than a FEAF), it’s not very descriptive.

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7. Ugh. I give credit to the town of Ithaca’s planning board for trying to accommodate a solution where the 170-year old house could at least be moved to a different site. I’m disappointed in both the town of Ithaca’s Planning Committee (members of the town board) and the Iacovellis, neither of which seem to be devoting much thought to an amenable solution. The town’s planning committee chair is hell-bent on keeping students out, and the Iacovellis are now trying to rush the demo permit since they feel their livelihood is threatened. This is an unnecessary loss due to intransigence.





News Tidbits 3/26/16: Big Plans and Small Town Intrigue

26 03 2016

 

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1. Starting with with the new project of the week. In case it was missed, the write-up for the new 5-story apartment building proposed for 201 College Avenue can be found here. 201 College is being proposed by Todd Fox under his new development entity, Visum Development Group; Modern Living Rentals will continue to exist as a rental property management company. Excluding perhaps a small question with where the average grade is to determine the 70′ max height, is looks like the proposal fits the MU-1 zoning; and apart from a couple of the usual grumblings against students and/or density, there isn’t likely to be too much of an issue with the proposal. Noah Demarest of STREAM Collaborative is responsible for the design, which will make be faced with colored metal panels.

On a related note, the Journal broke this before the Voice, and it appears they may have used to the city’s Site Plan Review pre-application as a source. That’s not online for public viewing; someone would have had to give it to them. Which seems a bit dodgy, given one of the goals of the now-mandatory pre-application is to offer initial thoughts to make sure a project is palatable, and to avoid another public controversy like State Street Triangle.

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2. Meanwhile, the other partner in Modern Living Rentals, Charlie O’Connor, is pursuing a small project of his own on the other side of the city. O’Connor has submitted subdivision plans to merge two lots at 312 and 314 Spencer Road, and subdivide two legally-buildable lots from the merged property for a total of three, one of which will contain the existing houses. The new lots would be on vacant land behind the existing houses, which are currently owned by the Lucatellis (the same folks who ran Lucatelli’s next door). O’Connor would be purchasing the home and land pending approval of the subdivision. Each of the two new lots would then be developed into a 2-family home. Noah Demarest of STREAM Collaborative is handling the application. Drawings can be found here.

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3. The Biggs Parcel will be put up for sale. As the county notes in its press release, the county administrator has been given permission to procure a realtor and market the property on the condition that any offers from the Indian Creek Neighborhood Association and/or the town of Ithaca be entertained (though not necessarily selected). The ICNA had offered some unknown amount for the property, which they have sought to keep undeveloped, but the offer was rejected. Previously, the site was the location of a proposed 58-unit affordable housing development, but the project was discontinued when more extensive wetlands were discovered on the property.

One of the big sticking points has been whether or not the 25.5 acres would be taxable – the county wants to sell to a private owner that will pay taxes, but proposals to preserve the land often dovetailed with plans to donate it to an organization like Finger Lakes Land Trust, which would render the property tax-exempt. The land had been valued at $340,000 before the discovery of the additional wetlands, and the reassessment value will become available on May 1st.

Realtors will apply to the county to list the parcel, and a realtor is expected to be chosen by the county by May 4th.


4. A large property in Trumansburg village noted for development potential has sold after being on the market for two and a half years. Local architect Claudia Brenner picked up the 19.27 acres in two adjacent parcels for $240,000 on the 22nd, about 25% off its original $300k asking price. 18.77 acres is registered to 46 South Street, the other 0.5 acres is a small L-shaped lot between 209 and 213 Pennsylvania Avenue. The previous owners used the property as cropland, and it had been in the same family since the 1940s.

In an email, Brenner said it’s too early to comment, but that future plans are being considered. The site has the village’s R-1 zoning, which allows home lots as small as 15,000 SF (~0.35 acres), and small scale multi-family residential and commercial services.

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5. Talk about big delays. Tompkins Financial will be pushing their $26.5 million project back a whole year, according to an interview a Cornell Sun staffer conducted with JoAnn Cornish, the city’s planning director. The project was supposed to start this quarter and be completed in Q1 2017. Now it will be completed in Q1 2018.

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6. A few months ago, the Summit Enterprise Center proposal in Danby was described in one of the weekly news roundups. Docs filed by STREAM Collaborative’s Noah Demarest on behalf of owner David Hall call for modifications of a Planned Development Zone for the property at 297-303 Gunderman Road. Danby’s PDZ is not unlike the city’s PUD and town of Ithaca’s PDZ, where the form and layout is regulated rather than the use. The original PDZ for the property dates from the mid-1990s.

Well, after months of vociferous debate, the project has officially gone into bureaucratic Hell, complete with political turmoil and accusations a-flyin’. My colleague Mike Smith has the full story on the Voice. Rather than rehash Mike’s detailed explanation, let’s just leave it at this – Summit probably isn’t moving forward anytime soon.








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