ITHACA, N.Y.—Many developers see Historic Districts as a no-go area. Part of that is purposeful by communities like Ithaca; historic districts are dedicated to protect the neighborhood’s defining features, be that architecture, size and scale, or some other characteristic that has historic importance to the community at large.
However, that does not stop renovations and new builds completely, nor is it intended to. Buildings themselves need to be updated as utilities wear out and uses change. In addition, not every building and lot in a historic district is a “contributing property” to the historic character of the neighborhood. Non-historic building, double-lots or parking areas may be opportunities for “sympathetically-designed” additions, and cities like Ithaca generally have an obligation to entertain proposals that befit the neighborhood.
Still, that “sympathetically-designed” aspect is what tends to ward off developers, who often wish to avoid the extra expense and hassle of historically-inspired designs, smaller-scale projects, and quality materials that complement the rest of the neighborhood. Not to mention, in the case of Ithaca, they are subject to the stringent eye of the Ithaca Landmarks Preservation Commission, which scrutinizes every detail to determine whether a project is worthy of a “Certificate of Appropriateness”—and that process is separate from the Planning Board’s review.
With all that in mind, it’s rare to see a developer explore an infill project in one of Ithaca’s Historic Districts, let alone two. But local firm Modern Living Rentals (MLR), led by businessman Charlie O’Connor, are proposing two new additions to Ithaca’s building stock. One building would be in the Cornell Heights Historic District, and the other in the East Hill Historic District.
The first proposal is for 200 Highland Avenue, a short walk from Cornell’s North Campus. The existing home on the site is a 15-bedroom apartment house, and has served as a home to several Greek Letter Organizations, as well as a brief stint as Cornell’s alumni house, since it was built around 1905. In those early days, the residence would have been an unwelcome interloper into the original Wyckoff and Bergholtz plans for a luxurious, exclusive suburban neighborhood of professors and Ithacan elites. But, as fraternities bought into the neighborhood and more plebeian homes were built from the 1910s onward, it became a classic example of housing in Cornell Heights, and a contributor to its historic district when dedicated in 1989.
MLR’s proposal for this site relies on the large, mostly vacant lawn north of the existing house. The plan is to renovate the existing house to ILPC satisfaction, reducing occupancy to eleven bedrooms, with one six-bedroom unit and one five-bedroom unit. MLR would also like to build a second apartment house on the north lawn. This second house, design by local firm Trade Design Build, would house three apartments, one three-bedroom unit and two five-bedroom units. Ostensibly, being close to Cornell, the primary market is students of the university. Concept plans suggest one large tree would be removed, but the stand on the corner of Highland Avenue and Westbourne Place would remain.
Zoning over the past few years has become more restrictive regarding multiple homes on a single lot, but MLR plans to use a trick used at a few other infill projects to build the addition. Like the “Solstice Towers” crafted by local architecture firm Barradas and Partners at 504 West Seneca Street, the two apartment homes would share a common basement, but appear to be two separate structures above ground. It’s not a new apartment building, it’s an “addition” to the existing building per zoning.
It’s a fairly unusual technique, with its share of detractors—City Councilor Cynthia Brock has never been shy with sharing her skepticism of the Solstice Towers—but it may be a sympathetic approach to infill if the ILPC gives the concept the blessing to proceed with further design review. Note that the images are sketch concepts, meant to show size, scale and general design. Architectural and landscape details would be refined per discussions with the ILPC, if they’re willing to consider the project further.
As for project number two, its site is also a double-lot, at 601 East State Street, located in the East Hill Historic District and a contributing member dating from the 1890s. The existing house contains a four-bedroom apartment unit and a five-bedroom unit. The new building, also by Trade Design Build, would host six three-bedroom units, built partially into the hillside so that it appears to be two stories from the street, and three from the back. The smaller unit sizes are a reflection of location, trying to appeal to both student and non-student renters on the fringe of the Cornell real estate sphere of influence.
Unlike the Cornell Heights proposal, the zoning here doesn’t force any quirky basements. The existing house facing East State Street would be maintained (MLR already owns it, whereas they likely have a purchase option they have on Highland), while the south lawn abutting Ferris Place would host the new building. The potential issue here is that the new building encroaches on the rear yard setback, so a zoning variance would be required. Lot coverage, building dimensions, and parking would all conform to zoning.
As with Highland, the ILPC will have to determine if they’d be comfortable with the infill and with supporting the rear yard variance; a project of this size would also likely require Planning Board review. If they give the figurative nod to continue, then design and landscaping details can be hashed out per their discussions and suggestions.
On the one hand, O’Connor has experience with historically-appropriately infill. Several years ago, he developed 707 East Seneca Street on a dilapidated non-contributing lot in the East Hill Historic District. On the other hand, every project is unique, especially when it comes to historic districts; prior successful experience does not guarantee approval now.
The ILPC is set to provide “Early Design Guidance,” their version of a sketch plan review, at their meeting next Tuesday evening at City Hall. Even if they’re amenable to MLR’s ideas, the historic review, as well as any Planning Board or Board of Zoning Appeals review, would likely put off construction until Spring 2024 at the earliest.