46 South Street
46 South Street
46 South Street is the proposed development of a residential mixed-use, mixed-income project on a
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About the developers
46 South Street is a partnership between Claudia Brenner, a local architect and landowner, and INHS, a 40-year-old not-for-profit based in Ithaca.
Established in 1977 as a partnership between residents, funders, and local government, Ithaca Neighborhood Housing Services is a non-profit community development corporation affiliated with NeighborWorks® America.
Claudia Brenner has been designing homes and spaces for not-for-profits for over 30 years. Her architectural services focus on providing people with affordable solutions for their homes and helping non-for-profits make the most of their limited resources.
frequently asked questions
What is the 46 South Street Project?
46 South Street is a proposed mixed-income, inclusive community that includes visitable/accessible rental and for sale homes as well as a proposed nursery school open to anyone.
It is envisioned as a mixture of affordable and market-rate housing with home sizes ranging from 1 to 3 bedrooms.
Who is proposing this project?
46 South Street is a partnership between Claudia Brenner and INHS.
Claudia Brenner is a local architect with a small practice in Ithaca. She has been designing homes and spaces for not-for-profits for over 30 years. She was employed in human services prior to her architectural education, working at Tompkins Co. EOC and Family & Children’s Services. Her architectural services focus on providing people with affordable solutions for their homes and helping non-for-profits make the most of their limited resources.
INHS is a 40-year-old affordable housing not-for-profit based in Ithaca. We are dedicated to helping people of modest incomes find – and stay in – high-quality housing throughout central New York. We accomplish this in many ways: by providing low-interest loans to first-time home buyers, by building and managing well-maintained apartments, by helping people renovate the homes they own, and by providing home-repair assistance to seniors. INHS is a national leader in the affordable housing field and has been honored multiple times for creating “best practices” in the affordable housing field. INHS builds
What Is Affordable Housing?
Affordable housing is usually defined in two ways:
- Affordable rental housing is housing where the family doesn’t pay more than 30% of its income on rent and utilities.
- Affordable for sale housing is housing where the family doesn’t pay more than 30% of its income on mortgage principal, interest, insurance, and taxes.
People moving into affordable housing have to meet some income thresholds. Once they live there they generally can stay even if their income goes up.
What kind and how many houses are being proposed?
The project continues to change as we study the site and talk to the community.
At the moment we envision:
- Market rate lots – 9 lots that could have about 17 units.
- Affordable for sale homes – 10 homes as duplexes or townhouses.
- Affordable rentals – 46 apartments as townhouses and a two-story elevator building.
How Long Will It Take To Build This?
The project will likely happen in several phases:
- Site work – all of the site work for the entire project will go in at the beginning. This will take about 6-8 months. The first phase of site work, affordable rentals, some affordable for sale, and the Trumansburg Community Nursery School would take approximately 14 months total.
- Affordable rental buildings – these buildings will be built at about the same time as the site work. It will take approximately 12 months to complete.
- Affordable for sale buildings – these buildings will likely happen in 2-3 phases. The first phase would happen along with the site work and the subsequent phases over the following 2-8 years.
- Market rate buildings – these buildings will be built as the lots sell. It is hard to say how long this will take; 10 years would not be an unusual time period.
The project will likely be built by one contractor for the initial two parts and then others later on.