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

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 developers 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.