[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6193113,"mediaKeyId","3868257-2c5861cfa0fcc471ee2941eec22d9543","parentId",3868257,"title","INHS presents 5‑story senior‑housing and daycare proposal for West State Street; ILPC asks for contextual drawings and materials","audioSeconds",1929,"startMs",6076000,"endMs",8005000,"viewUrl","/Search/View?dp=1&key=3868257-2c5861cfa0fcc471ee2941eec22d9543&start=6076&end=8005","thumbnailUrl","https://assets.pipeline.soar.com/3868257-2c5861cfa0fcc471ee2941eec22d9543/thumbnail_6076000.jpg","articleUrl","/articles/6193113/New-York/INHS-presents-5story-seniorhousing-and-daycare-proposal-for-West-State-Street-ILPC-asks-for-contextual-drawings-and-materials","mediaUrl","https://secure.pipeline.soar.com/6193113-8d635dc7d88f263e4d6cea1be252d87b/orig.mp4?Expires=1771012771&Signature=dz7wKqr2YU8P9RreutEuRQ0uqJQFlLhpBTh4lZFJnZRinbk5uq8rXZcURnqdfqPF2sfLNh6rlJ5qCN1dEOvnMEP7b6FJzWO5IOPNu3XqcGqTv5PJIMJ7GqXiVFAP-YBnjGlWk~r35bzxwSE5m221KDpDjK6PiuUzy82VXnlV2m3sAsguWea9F3KFm4s~~j7SmQdZUpwNWpKryvuuGzJr3Snb9YnSS6nnyfiqxWUc2-0tZisydypXiqxkV2CtgRDqpAqes5L2fIHVjuXimyLhCMZIw0AHmwZVQTdXm2ueD843T~c-9WqOpt8bRlPeRnk3c83MgD8AaI0bakZvAwqV9Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Ithaca City","date","2025-06-18T12:21:08Z","article","Ithaca Neighborhood Housing Services (INHS) and design consultants presented an advisory review for a proposed five‑story, affordable senior housing building with an on‑site daycare at 205–209–217 West State Street at the Ithaca Landmarks Preservation Commission meeting on June 17.

The applicant said the site sits in a newly updated flood zone and that the building will be elevated roughly 3.5 to 5.5 feet depending on grade; the team also said it is pursuing Passive House performance targets. Program elements described at the meeting include approximately 56 one‑bedroom residential units for households age 62 and older, a ground‑floor community room, and classroom space and an outdoor play area for the daycare on the street side. The applicant described planning to use a masonry base (brick/terracotta tone) at sidewalk level with metal siding on the upper wood‑framed levels, and to retain existing street trees where possible.

Commissioners welcomed the affordable housing proposal and the developer\u0000s track record, but several members said the packet presented to the ILPC lacked critical context. Commissioners repeatedly asked for four‑elevation drawings showing the proposal directly adjacent to existing buildings, east/west/south elevations, and material samples or cut sheets for brick and metal siding. Members specifically flagged a safety concern: the proposed daycare play area is across a vehicle access drive used for a covered drop‑off; commissioners asked whether alternatives had been explored to avoid a situation in which children would need to cross that drive to reach the play area. The team said moving the play area under the building would limit daylight and had been considered; adding another story to eliminate the conflict would trigger different zoning requirements and construction types that would increase cost.

Other details included: the design team said the building would provide an elevated porch/walkway at the street to address flood elevation needs and to create a transitional setback similar to neighboring buildings. The applicant said it intends a robust brick base at sidewalk level with an upper lighter cladding, and noted exploration of a terracotta color brick to match local street character. The proposal includes a covered drop‑off lane for daycare and a play yard immediately adjacent; the team said they will consider marked pedestrian crossings, signage and other traffic‑calming measures at the access drive to reduce risk.

The commission requested that the applicant supply contextual elevations (showing immediate neighbors), representative material samples and clarifications of program numbers and circulation before the ILPC provides a formal advisory comment. The applicant said it will submit revised elevations and material cut sheets to both the planning board and ILPC staff during the planning‑board review process.","mediaType","Video","parentTitle","Ithaca Landmarks Preservation Commission - June 17, 2025","oneSentenceSummary","Ithaca Neighborhood Housing Services (INHS) and design team presented a five‑story affordable senior housing project with an on‑site daycare at 205–217 West State Street. Commissioners requested additional contextual elevations, material samples and urged the team to address safety where the daycare play area crosses a vehicle access drive.","taxTitle","Ithaca City, Tompkins County, New York","taxId",52738,"location","New York","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6193117,"Architects present 7‑story student housing design near Grandview House; ILPC raises materiality and shadowing concerns",2424,3532000,5956000,"/Search/View?dp=1&key=3868257-2c5861cfa0fcc471ee2941eec22d9543&start=3532&end=5956","https://assets.pipeline.soar.com/3868257-2c5861cfa0fcc471ee2941eec22d9543/thumbnail_3532000.jpg","/articles/6193117/New-York/Architects-present-7story-student-housing-design-near-Grandview-House-ILPC-raises-materiality-and-shadowing-concerns","https://secure.pipeline.soar.com/6193117-bc9e6308dfa966c024adc7346f59b1c1/orig.mp4?Expires=1771012771&Signature=IxNh5TcqD7E2m~Ljwr5h12ThFq0KVRoDeVyyptjarJ70qbaE8H3P7IysSJ04KKyfkjotjq3Dmbkg9AAu5TJ1nXd--muuy1mGmloBq6snh4G6STkDFAMlxgDHBnD3YflldlJvk~1lqnTHpjQ6m7PhvuQPCgo16d4bVIwL7LkwTrDP6IeR7rW16Ht53ki9p8nslzn07sbSKN3tWcp9k~fVe0bmMOpZ70bOmVfjVqtWm-C0eLQtCdjq2AsbGbkGqWzxBD244OpE88ZnJdooENRvOKCM-b2JaPRBgp4EdJWQw3QXVk~7IuFa~XFojcmfNlxMfiEuPjT8-OozyxI3VmF0hA__&Key-Pair-Id=KUT5TJCACFTXG","Developers and architects on June 17 presented a seven‑story student housing proposal at 215 College Avenue and sought advisory input from the Ithaca Landmarks Preservation Commission on impacts to the adjacent Grandview House, an individually designated landmark.

The project team described a 7‑story building set back at the ground level to preserve visibility of the Grandview porch and to create a terraced entry that the team said responds to the Grandview\u0000s scale. The applicant said the design breaks the mass into two linked volumes with a lighter material at one mass and a darker material at the other; the proposal also includes vertical bay windows and a stepped 23‑foot terrace set back from the sidewalk to echo the Grandview\u0000s porch datum.

Commissioners and staff commended the team for attempting to preserve sightlines to the Grandview and for breaking the new building\u0000s mass into smaller elements. At the same time members asked for additional details before an advisory comment is forwarded to the planning board: a shadow‑analysis showing solar impacts on the Grandview, sample cut sheets or material mockups for the proposed cement fiber panels, and east/west/south elevations that show the new building in direct context with neighboring buildings. Commissioners also raised concerns about dark facade materials on the elevation facing the Grandview and requested the applicant explain how the selected materials and setbacks will limit perceived mass and avoid creating a canyon effect.

The project team said they are pursuing a design that emphasizes longevity and high‑quality materials and noted some program numbers: the applicant stated the building is a seven‑story structure with \"86 units and 151 beds\" as presented at the meeting; the team said the first 20–23 feet of the building on the Grandview side are set back and that amenity spaces and a public terrace are planned at grade. The applicant also said the project is undergoing environmental review with the planning board; the ILPC\u0000s role is advisory for impacts on adjacent historic resources.

Commissioners asked the applicant to provide context drawings—four‑elevation views that show the proposal in relation to existing nearby buildings—and to provide material samples and final elevations for the commission to review before the ILPC finalizes advisory comments to the planning board. The commission did not take a formal vote; the applicant will continue the planning‑board environmental review process and return with the requested materials.

Where the meeting record is unclear, the commission requested that staff ensure the final summary memo to the planning board accurately reflect the discussion and concerns raised at the ILPC meeting.","A seven‑story student housing proposal for 215 College Avenue was presented to the Ithaca Landmarks Preservation Commission for advisory review. Commissioners praised efforts to preserve views of the adjacent Grandview House but asked for additional material samples, shadowing analysis and clearer elevation drawings.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6193122,"ILPC approves carport, retaining wall and driveway reconfiguration at 110 Triphammer Road with conditions",3163,205000,3368000,"/Search/View?dp=1&key=3868257-2c5861cfa0fcc471ee2941eec22d9543&start=205&end=3368","https://assets.pipeline.soar.com/3868257-2c5861cfa0fcc471ee2941eec22d9543/thumbnail_205000.jpg","/articles/6193122/New-York/ILPC-approves-carport-retaining-wall-and-driveway-reconfiguration-at-110-Triphammer-Road-with-conditions","https://secure.pipeline.soar.com/6193122-1d83687c1b56e28a142dbfff7c0744a9/orig.mp4?Expires=1771012771&Signature=XT2wVtG3TiKQuW50vgSDlCua-CdJBN6WiFd~yeC4Try00jnnr0FgDQJLlCaTf0Uc9FIuZoFuJSm34fhRoOZlNGZNzMu9Xpz1oyfP8CEhDHP~ntdx4vWx-7fRd-Ib7on8cuGxGW3xjKLIuTFf5bGhYPdk2tmJNdY4aJ5rDeBiD565PuICJQ7bfes~WL8usUn9cpw1NpNFoUO6PWEfLOdIkx2z4lN-skP9UWzVB61f7dNZtnIoQ7dq9HtOb7RAHoWHZ4WXXukcAnTKzeRff9CtEIRSjKirUts3mhB6zHp56zymisusbvn6L2Fl7ICVKb3N52JNSVva93-i2gSedIBw8Q__&Key-Pair-Id=KUT5TJCACFTXG","The Ithaca Landmarks Preservation Commission on June 17 approved a Certificate of Appropriateness for work at 110 Triphammer Road in the Cornell Heights Historic District authorizing construction of a carport, replacement of a retaining wall and an expanded/reconfigured driveway, with conditions that include a minimum 6‑inch curb, staff approval of retaining‑wall material and required substantial plantings in the interior island.

The commission’s conditions aim to limit the risk that the new turnaround and additional paved area would be used as long‑term front‑yard parking, a repeated concern during the meeting. Commissioners and staff stressed that landscape mitigation and construction details must be submitted for staff review before final permits are issued.

Applicant representatives presented revised plans showing a smaller carport and a reduced driveway width. Designers said the carport posts are specified as 8 by 8, the retaining wall would use a UniLock (river crest) concrete paver stone in a “coastal slate” color, and edging around the drive would use Belgian block. The proposed driveway lane was reduced in places from 15 feet to about 12 feet, and the applicant reintroduced an interior planted island and buffer plantings along the street to screen vehicles.

City staff told the commission that, at the staff level, the proposal complies with zoning calculations for front‑yard coverage and that no new curb cuts are allowed by the city’s engineering department, a factor the commission cited as one reason the proposed turnaround is being considered rather than a circular drive. Commissioners repeatedly said the city’s decision not to permit new curb cuts and safety concerns at the nearby road curve were relevant to their review of the driveway.

Commission members acknowledged the carport and retaining wall as relatively low‑impact elements that can be removed in the future without impairing the historic house’s essential form, but several members said the driveway as drawn “pushes the limit” of acceptable paved area in a front yard within the district. To address that, the motion approving the application included three explicit conditions: (1) a minimum 6‑inch curb (set in concrete) around the interior island; (2) staff approval of the exact retaining‑wall product and finishes; and (3) substantial plantings required in the island so the area reads as green space rather than additional parking.

The commission voted to approve the application by a 4–1 margin. The applicant must return with final details for staff review and to submit construction specifications consistent with the conditions.

Details recorded at the meeting: the retaining wall product was described as a UniLock paver “river crest” system in an irregular pattern; curb/Belgian block edges discussed at 6–8 inches set in concrete; carport posts specified 8x8; driveway lanes reduced in the plan to approximately 12 feet in places. The commission noted that enforcement of future parking use (for a future owner) is a zoning enforcement matter outside the ILPC’s purview.","The Ithaca Landmarks Preservation Commission approved a Certificate of Appropriateness for a carport, new retaining wall and a reconfigured driveway at 110 Triphammer Road in the Cornell Heights Historic District, imposing conditions intended to limit front‑yard parking and protect neighborhood character.","actionData","errors"]

Article not found

INHS presents 5‑story senior‑housing and daycare proposal for West State Street; ILPC asks for contextual drawings and materials

Architects present 7‑story student housing design near Grandview House; ILPC raises materiality and shadowing concerns

ILPC approves carport, retaining wall and driveway reconfiguration at 110 Triphammer Road with conditions