Homer Ave. Redevelopment Gains ZBA Approvals – Still Needs Planning Commission Approval

On Monday, the City of Cortland Zoning Board of Appeals voted unanimously to approve the numerous variance applications for the redevelopment of the Homer Ave. Plaza at 172, 174, & 178 Homer Ave. in the City of Cortland. The developer of the property, Christopher Community Inc. looks to revitalize the aging plaza with a complete redevelopment for multi-family housing, a community center, and a renovated shopping center.

The project has already gained the approval from Cortland County Planning and still needs to be approved by the City of Cortland Planning Commission during their September 9th meeting at City Hall.

Plans call for the demolition of a portion of the current shopping center where the Seven Valleys Food Rescue and Cortland ReUse are located. Both organizations would be relocated to the then renovated portion of the building where Dollar General is and P&C once operated from. The commercial area would be renovated first to allow both Seven Valleys and ReUse to move into before work begins on the remainder of the property.

In the place to the former section of the plaza and large paved parking area would be the construction of two three-story buildings with one designated as affordable “workforce” housing for those making 30-60% of the area median income. The second building, located closest to Homer Ave. would be operated by the YWCA’s Aid to Victims of Violence offices on the first floor with the remaining floors for residents part of the YWCA program. In total, there will be 61 apartments; 18 one-bedroom, 23 two-bedrooms, and 18 three-bedrooms.

Some of the variances the Christopher Communities Inc. sought were parking, tree, and lot coverage variances.

Current renderings for the project show 181 parking spaces, less than the 194 that is required by City Codes. For the tree requirement, plans show the planting of 41 trees and “hundreds” of shrubs. Though with the addition of the trees, it still did not meet the city requirements. However, Dave Cox, Vice President and Civil Engineer with Passero Associates for the project said the addition of the 41 trees and shrubbery greatly add to the property to where there is none now.

In regards to the lot coverage requirements, City Code calls for 60% residential and 80% for commercial properties in the city. As the property is now, it currently is 100% due to the large paved parking lot.

“So we’re bringing that down from 100% lot coverage down to 80% lot coverage. So, not quite all the way to 60% on the residential portion, but getting [the property] much more in compliance today.” Cox explained to the ZBA.

Mr. Cox continued to say front yard parking would be greatly reduced and only seen in the parking area in front of where Dollar General stands now. The remaining section of the property would have greenspace along Homer Ave.

After Mr. Cox finished speaking on the project, the ZBA opened the public hearing where in total three people spoke on the project; one against and two in favor. The resident who spoke against the project made claims of higher crime rates when more rental units become available. They then continued to say this project would “push-out” the older population in the City of Cortland, but didn’t give exact reasons as to why. They then voiced their concern the property was too small for the scale of the housing, and commercial space proposed.

Other speakers though brought up the reality that is facing the Cortland area of the ongoing housing shortage, the need to have affordable housing for those who are struggling to make ends meet while working full-time, and having housing for those who are suffering from domestic violence where they already are. The YWCA’s Aid to Victims of Violence currently operates the Grace Brown House property that is next to the plaza where there is a waiting list for those seeking housing through the program. The Grace Brown House is owned by Christopher Community Inc.

Once the public hearing was closed, the ZBA then thoroughly reviewed the variance applications and determined that the requested variance were appropriate and unanimously approved them for the project. A site plan approval is still required and will be done through the City of Cortland Planning Commission during their meeting on September 9th.

If the Site Plan Application is approved next month, the project still has a ways to go before the first shovel can hit the ground as Christopher Community Inc. would have to apply for state funding for the project. Realistically, if funding is awarded, demolition would start in Summer 2025 at the earliest.