Visum presents new apartment plans for Ithaca Gun site



ITHACA, NY—They told everyone it was coming a few months ago, and now the plans are making their public debut. Ithaca’s Visum Development Group has submitted its proposal for a multi-family building on the site of the former Ithaca Gun Factory.

As previously reported in December, Visum purchased the property at 121-125 Lake Street from Travis Hyde Properties for $5 million. Travis Hyde had submitted plans for a 74-unit seniors’ apartment building on the site, but the plans stalled during the site plan review process and were never approved by the council. city ​​planning.

Visum’s plan, called the “Breeze Apartments”, calls for a four-story, 77-unit apartment building on the site, with 4 studios, 41 one-bedroom units and 32 two-bedroom units. The project also proposed 77 parking spaces, about 30 in a surface parking lot and the rest in a covered garage that will occupy part of the lower levels of the building. The project also includes the usual complement of landscaping, lighting, bike racks, stormwater bioretention areas and, unique to the location, a publicly accessible gazebo.

Rather interestingly, the building’s amenities and smaller units seem more inclined towards the general rental market rather than the student market, although the location near Cornell University will attract its fair share of student tenants despite everything. The building sits across from a downhill parking lot from a sloping wooded site at 261 Lake Street that DTG Investments is seeking to develop for a new student apartment building to be incorporated into its Auden Ithaca apartment complex.

“Our goal is to help increase Ithaca’s supply of modern multi-family housing and meet Tompkins County’s continued population growth through infill development,” Visum Vice President Patrick Braga said in a statement. the folder.

In the sitemap review app, Visum notes that a pair of zoning discrepancies can be searched for. One is for off-street cargo spaces, which he explains is in demand due to the need for 77 parking spaces while allowing fire trucks and aerial firefighting equipment to navigate in safely in the narrow site. The other is a potential small overshoot on the 40 foot zoning height due to the property’s sloping average slope plan, although the exact size of the overshoot is yet to be determined, and the building will be within the mandate of the zoning code of four stories or less.

As anyone familiar with the history of the property knows, one of the key aspects of any redevelopment project on this land is site cleanup. The chemicals and lead used in the manufacture and testing of firearms at Ithaca Guns have resulted in heavy contamination followed by ineffective and incomplete cleanup. The application indicates that Visum’s LLC will be named as a participant in the brownfields cleanup agreement in the coming weeks, and that soil and groundwater contamination is still present. Most of the site’s lead-laden soils will need to be removed in disturbed areas, and a few less contaminated areas will be capped. The fireplace package will not be disturbed. NYS DEC and DOH will need to approve remediation plans.

Building plans designed by SWBR architects of Rochester feature a contemporary design with a mix of fiber cement (cementitious wood) finishes. SWBR has been involved in several projects locally, primarily with Ithaca Neighborhood Housing Services. Local company TG Miller PC was retained as the lead engineer for the project.

According to the application, the project has a total construction cost of $16.11 million and would take approximately one year to build. Under optimal circumstances, Visum hopes to have the approvals and financing in place to begin construction in August 2022.

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