As reported by Ithacating last month, the 128 West Falls Street proposal has been reworked by Heritage Park Townhomes and Architect Lawrence Fabbroni Jr. after a series of meetings and discussions with the neighbors. The plan is to subdivide the property into three lots and build three buildings: Building #1, a one-family structure of two stories, Building #2, a two-family split-structure of two stories, and Building #3, a two-family structure of two stories with one unit on each story, and the ability to separate ownership as condominiums in the future (two-hour fire separation). The new site layout requires a few area variances for setbacks and parking on an adjacent lot. The Site Plan Review submission contains an interesting item: a density analysis done on nearby blocks in Fall Creek to show as a comparison to the proposal. Select pages included below:
This story popped-up in the news last week, and it’s worth noting due to its size and location. The former Neighborhood Pride grocery store and the next door parcel containing Youth Advocates Inc. of Tompkins County will be sold to Ithaca Neighborhood Housing Services (INHS) for $1.7 million. The total site is 90,530 square feet, zoned B-2a, so a re-development is zoned for mixed-uses (residential and commercial), with a maximum four-story (40 foot) build, and lot coverage of 50%, meaning that the full allowable space is over 200,000 square feet. I’m not sure of the condition of the current buildings, but they don’t seem suited for residential conversion, so I would bet that a full demo and full site redevelopment would make sense here. Given that the immediate area is Fall Creek, this will probably be the largest residential project done in the northern part of town since the Northside Developments were built in the 1950s, but there’s ample demand.
Heritage Builders / Heritage Park Townhomes is proposing to construct a three-building rental project at 128 West Falls Street, at the northern edge of the Fall Creek neighborhood (across the street from McPherson Builders), adjacent to Route 13. The project proposes to subdivide the 128 West Falls Street (16,352 SF) lot into three lots, keep the existing house, and build one house on a 4,054 SF lot, one house on a 4,022 SF lot, and a double-house on the remainder 8,276 SF lot, at a projected cost of $485,000. The anticipated construction schedule is this year, May 2014, going to May 2016.
The Ithaca Journal noted that a petition has circulated in the area to prevent the project from moving forward, and Ron Ronsvalle, the owner of Heritage Park Townhomes, commented on the zoning variance that is required for the project to proceed. Essentially, the required front yard setback of 10′ is not met due to the existing building being too close (5.2′). The lot subdivision triggers a zoning review of all parcels, and since the house is being kept, it falls under that review. The proposed structures meet current zoning requirements.
Heritage Builders has done a few recent rental projects downtown (see Lincoln Street homes), and owns and manages various apartment & townhome buildings, vacation, and commercial properties. In addition to designing this project, Lawrence John Fabbroni of Fabbroni Associates also designed the Lincoln Street buildings.
Google Earth Street View from Route 13 (trees have since been cleared):