News Tidbits 1/28/17: Helping You Avoid Politics For Five Minutes

28 01 2017

1. Looking at sales, it looks like there were a couple of big ones this week in the Ithaca area. The first was on Friday the 20th, where 402-04 Eddy Street was sold for $913,000. The buyer was an LLC tied to Charles and Heather Tallman, who own several properties in Collegetown. The $913k price is above the 2015 assessment of $880k, but below the 2016 $1 million assessment. The Tallman historically have not been the kind to redevelop property, and the three-story mixed-use building is part of the East Hill Historic District, so don’t expect any big changes.

The next two were on Wednesday the 25th – Parkside Gardens on the Southside at 202 Fair Street, and Lakeside (Grandview Court) on South Hill, were sold for a whopping $10,450,000 from a Long Island landlord (Arbor Hill Homes) to an LLC based out of Delaware. Parkside has 51 units and was built in the 1950s, and is assessed at $2 million. It sold for $4.2 million, about double what the $2.145 million the owner paid in 2007. Lakeside has 58 units and was built in the 1970s. It is assessed at $2.8 million, the previous owner paid $2.58 million in 2007, and just sold it for $6.25 million.

Up until 2014, they accepted housing vouchers, but according to an email from the IURA’s Nels Bohn, The Learning Web handled the vouchers and the IURA has nothing about the complexes on file after 2014. It might be a case similar to Ithaca East, where the affordable housing lease period ran out and the owner converted to market rate. The Voice tried to do a story on it in Fall 2015, but it went nowhere, and then again in January 2016, and it went nowhere. I did research but Jeff and Mike were going to be the respective writers. Here are my notes from September 21, 2015:

The two complexes were recently offered for sale, but the listing was deactivated. According to 2011 IURA minutes, the owner is kind of a sleazeball, uses them as an investment property but doesn’t do maintenance. Another company (Rochester-based Pathstone, they’ve done work with INHS) considered buying Parkside in 2011/12, but backed out when problems arose.

One could argue that the two complexes had a shady owner who just cashed out big. The buyer can be traced through its unique name to a Baltimore company called Hopkins Holding, and a LinkedIn profile of a partner in the company saying their specialty is student housing. At the high price paid for Lakeside, I could easily see a redevelopment happening, though I’m not as certain about Parkside’s future.

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2. There were also a couple of construction loans filed this week. Tompkins Trust lent Collegetown Crossing $500,000 according to a filing on the 23rd, but the type of work is unspecified in the county docs. Tompkins Trust also lent INHS $1,581,796 in a separate filing on the 23rd, to finance the seven for-sale townhouses underway at 202 Hancock Street in Northside, part of the 210 Hancock affordable housing project.

3. A few weeks ago, the pending sale of the former Phoenix Books barn at 1610 Dryden Road came up. Now we what the plans are. It appears a local businessman wants to renovate the barn and use it for automotive trailer sales. The plan requires a special use permit from the town because it’s a residential zone, and the project is seeking a landscaping outdoor area to showcase trailers for sale. It doesn’t read as if the barn itself will be greatly altered in appearance, although its structural stability is in question, so it will need its north wall shored up, and roof repaired so that rainwater stops pouring into the basement. The town will be going through the project over the next couple of months, but there don’t appear to be any big obstacles that will prevent a permit from being issued.

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4. For the sake of acknowledgement, the ILPC approved of Jason Fane’s renovation plans for the Masonic Temple. There was a little back-and-forth about window replacements, and they made sure to note that the “for rent” signage was not grandfathered and would have to come down once the three commercial spaces are rented out, and the signage would not be allowed to go back up even if the spaces were vacated at a later date. The ILPC also seems inclined towards a historic district on the north edge of Collegetown along Oak Avenue and Cascadilla Place, but that still has yet to take form.

5. Out in the towns and villages, there isn’t anything too exciting on the agenda. Cayuga Heights had a one-lot subdivision for a new home site at 1010 Triphammer for their latest meeting. The town of Dryden had a 5-lot subdivision off of 1624 Ellis Hollow Road, and a 7-lot subdivision at the former Dryden Lake Golf Course.Dryden also received the sketch plan for the 12 Megawatt solar array planned by Distributed Solar at 2150 Dryden Road (12 MW is enough for ~2400 homes). Ulysses had to review a special permit for turning a nursery business into a bakery/residence, and a 2 Megawatt array at the rear of 1574 Trumansburg Road. The town of Lansing had a meeting scheduled, but nothing was ever put online, nor was there a cancellation notice.

6. The townhouses at 902 Dryden are starting to rise up. Visum Development’s facebook page notes that the foundations for all structures are complete, and framing is underway; you can see roof trusses on the right of the photo. Looks like a typical wood frame with Huber ZIP sheathing, which has become the popular (and arguably more effective) alternative to traditional plywood and housewrap. According to the hashtag overkill, the 8-unit, 26-bed housing plan is still on track for an August 2017 occupancy.

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7. Quick wrap up, we now have addresses for the two-family homes going up on Old Elmira Road. They will be 125 Elmira Road and 129 Elmira Road. This means the end of the awkward Spencer Road/Old Elmira Road disclaimer in the next (and probably last) update in March, although for the sake of continuity the title of the post won’t change – continuity was the same reason 210 Hancock was co-tagged with neighborhood pride site for about a year. Just trying to make it easier to follow along.





The Cherry Artspace Construction Update, 1/2017

20 01 2017

The Cherry Artspace was saved for last because originally, these photos were going to be used in an Ithaca Voice article. But, with the State Theatre piece running this week, it didn’t seem like a good idea to run two pieces about performing arts spaces in a short span, so the Cherry Arts will be profiled in a piece next month. That would make these photos too old by then, so here they are.

The Styrofoam block “floaters” are mostly in place and a steel rebar mesh has been laid on top in anticipation of pouring the concrete slab – the mesh will provide increased strength to the concrete as it cures. Water, sewer and utility hookups are piped beneath and up through the foundation. Looking at the sawhorses, it looks like McPherson of Ithaca is the general contractor. The 1,900 SF building should be ready for its first performances sometime this Spring.

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News Tidbits 1/20/17: A Week Late and A Day Early

20 01 2017

1. In the town of Ulysses, work continues on a rezoning and reimagining of the hamlet of Jacksonville. The town held a meeting for public feedback this past Thursday. For those who are unfamiliar, Jacksonville is a cluster of a few dozen houses and a few small businesses about two-thirds of the way up Route 96 from Ithaca to Trumansburg. The town is working with local urban planning firm Randall + West to redevelop the hamlet, which has been plagued in recent decades with not just the standard rural upstate flight, but total disinvestment in some parts as a result of a massive gas spill in the late 1970s that poisoned the wells of neighboring properties, which Exxon bought and left in a state of low, sporadic maintenance.

However, some areas are served by municipal water systems, and the town is looking at expanding the hamlet zone, and creating a hamlet center zone in the hopes that they can give the hamlet “quality growth” and a Trumansburg-like flavor – small shops and density at the core, and somewhat walkable for basic errands, with sidewalks and interconnected streets. It’s a bit reminiscent the old “nodes” concept pushed by the county about a decade ago, but with more emphasis on walkability. The zoning brief shows participants have expressed a preference towards small-lot houses and 2-4 floor mixed use. With the latest public meeting completed, the plan is to have a zoning draft ready by March.

For the record, Ulysses permited 11 new homes in 2016, so even if the revised Jacksonville hamlet zoning becomes more accommodating, don’t expect a boomtown.

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2. From the IURA Neighborhood Investment Committee agenda, a few more details about Habitat for Humanity’s plans for 402 South Cayuga Street. Four units, $720,000 construction cost, about $799,500 with soft costs. Savings from volunteer labor reduce the cost to $709,500. Funding comes from $100k in cash equity attained by the sale of the Morris Avenue townhouses, $300k in grants and $120k in HUD funding. Private donors and grants are expected to contribute about $189k. The initial design and land purchases expenses are being covered with funds from the $50,000 sale of a 32-acre parcel in Trumansburg for public green space. With multiple transactions required before anything can move forward, the plan is to break ground in June 2018 with construction lasting from 18-24 months.

The units will be sold to families making 30-60% of local AMI (i.e. $16-$32k/year) who put in the requisite sweat labor and take approved home-ownership and finance courses. The units will be solar-capable, though they’re still debating if the panels will be installed by Habitat or the responsibility of owners. By the way, the bright colors of the units are intentional.

The committee has said this project pretty much checks off every box on their want list, and Habitat for Humanity has been named preferred developer; contingent on approvals, the IURA will sell the property to the non-profit for $32,000.

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3. For those that might have missed it, the Times’ new journo, Matt Butler, did a nice piece on TCAction’s Amici House development. The 23-unit project will be up for prelim approval at this month’s Planning Board meeting. In the piece, TCAction Director Lee Dillon notes that it’s not strictly for drug rehab, it’s for homeless youth regardless of the presence of addiction. The project also provides a low-cost childcare center with five HeadStart classrooms able to support 40-45 kids. Apart from a couple of concerns and complaint, reactions have been generally receptive to the plan, which will be located at 701 Spencer Road on the southern edge of the city.

As a former Head Start student, I never knew it was geared towards low-income families until I was in high school. There’s a lot of real, tangible value to Head Start as an early education program, especially in a community like Ithaca where the school district the kids enter into is capable and well-regarded. I applaud the Amici House project and look forward to its construction.

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4. Tiny Timbers is getting quite creative. In addition to the five existing designs, Buzz Dolph’s team, working with architect Noah Demarest, have rolled out two new designs. The first is a one-story, two-bedroom house which looks to be in the 630 SF range, with the option of deleting the second bedroom available. The second design is called “big cube”, with a 21′ x 21′ footprint (two stories, 882 SF), slightly larger than the 18′ x 18′ regular cube. The website seems to be down for an update at the moment, but the 3D panorama still works.

The town of Dryden has granted approval to the Varna site, so at this point marketing and sales of the home sites should be getting underway soon. If successful, Tiny Timbers could be a solution to meeting an underserved and difficult-to-serve segment of the Ithaca market – new, modestly-priced homes.

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5. Here’s the funding application for the first stages of the Tompkins County Heritage Center. The request is for $35,500 from the legislature. That would cover community presentations, legal fees for partnership agreements, a retail space plan, branding language and design, concept overview, website, floor plans, exhibit design and the launch of a capital campaign later this year (May for the silent campaign, October for the public campaign). Along with the capital campaign, primary funding may come in part from the $500 million URI fund that the state awarded to the Southern Tier back in 2015. The History Center and its partners are exploring some of the way they can reuse the 18,000 SF space currently occupied by Tompkins Trust; for example, multimedia presentations in the former bank vaults. STREAM Collaborative is in charge of the new floor plans, STREAM will work with St. John Design Group to do the branding, and Todd Zwigard Architects will handle exhibit design. The Solstice Group will be providing guidance in assembling and running the capital campaign.

To be frank, I’m still not sold on the idea of the Heritage Center being a driver of tourism itself, but I could see it being an enhancement to downtown Ithaca’s other offerings, as well as a gateway for visitors staying at the new hotels near or soon to be open within a couple blocks of the site: “Come for the colleges, wineries and gorges, but check this out while you’re here, you just might find other things you want to do and see”.

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6. The initial December 2016 jobs reading of 73,800 rounds out the 2016 jobs reports. Tallying up the average, the initial estimate for the Ithaca metro for 2016 is 71,600, an increase of 1.7% from last year’s average of 70,400. As always, take the initial estimates with a grain of salt, since they’re liable to be adjusted a fair amount in the big March revision. However, should they hold up, it gives Ithaca the highest percent growth of any New York State metro in the past year (although for the record, NYC added 1.1%, or 109,000 jobs in the past 12 months, basically an Ithaca and a half). For reference, the 2011 jobs average was 66,200, and the 2006 estimate was 62,600.

With the exception of those neighborhoods closest to the universities, the biggest driver of the housing affordability crisis is not student population growth, which was about 196 over the past year (+285 Cornell, -89 IC). It’s the people relocating to/near Ithaca for work. That doesn’t capture the imagination and emotion as much as saying the city’s being overrun by obnoxious 20-year olds.

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7. Not everything recorded in an interview makes it into Voice articles due to space constraints. Here are some transcribed notes from the “State of the State Theatre” piece that didn’t make the final cut:

Q: Where do you see things going in the next 15 years? What will the State Theatre of 2030 be like?

Doug Levine: We’d be fresh off celebrating our hundred year anniversary! They don’t build theaters like this anymore, we’ve made a lot of improvements to the building, we’ve completely renovated the restrooms. Technologically, we’ll be a lot more advanced, paperless ticketing will be a seamless transaction. We want to maintain the building charm, it’s just a grand palace, but behind the scenes, we’re getting more efficient and innovative, we’ve upgraded to LEDs, and the stage sound and lights will be a lot more cutting-edge, and we’d like to be more energy efficient. I would like to see more flexible seating in 15 years. We’d stay with DSP [Dan Smalls Presents] long-term, that’s worked out really well for us. We’re going in a good direction and I want to keep building on that success.

Q: Dovetailing off that, Ithaca is one of the few growing areas of upstate, and it’s increasingly seen as a tourism and leisure destination. Do you see ways for the State to tap into that? What other opportunities do you see (I noticed something called Ticketfly)?

DL: Conferences are a growing opportunity, the growing economy has led to a spike in conferences from all over the state wanting to come here, and those thinking creatively reach out to us, we had 2-3 last year and [we have] more planned, they’ll use us and Cinemapolis, it’s never going to be a big component but it’s nice to have those groups coming in. We average over 50,000 a year through our doors, 40% from beyond Tompkins County – New York, Philadelphia, Canada.

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8. It looks like the town of Ithaca wants to extend their two-family home moratorium beyond the initial 9 months. 9 months was explicitly chosen after considerable concern from developers and homebuilders last Spring stemming from the initially-proposed 12 months, which would have impacted two construction seasons. The town doesn’t even provide a new timeline, it leaves a blank next to 2017. Really burning through the goodwill here.

 

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8. Looks like a rather luckluster agenda for the planning board next Tuesday. A bunch of projects up for preliminary and/or final approval. These meetings could start becoming very light on substance if there isn’t more in the pipeline. Here’s the schedule:

1. Agenda Review              6:00

2. Privilege of the Floor    6:01

3. Site Plan Review
A. Project:  Amici House & Childcare Center                               6:10
Location: 661-701 Spencer Rd.
Applicant: Tom Schickel for Tompkins Community Action (TC Action)
Actions: Consideration of Preliminary & Final Approval
B. Project: City Centre — Mixed Use Project (Housing & Retail)       6:30
Location: 301 E. State/M.L.K., Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Actions: Public Hearing, Potential Consideration of Preliminary Approval

C. Project: College Townhouse Project 7:00
Location: 119, 121, & 125 College Ave.
Applicant: Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP
Actions: Approval of Trans. Demand Management Plan, Consideration of Preliminary & Final Approval

D. Project: Apartments (5 Units) 7:30
Location: 126 College Ave
Applicant: Visum Development Group
Actions: Public Hearing, Approval of Trans. Demand Management Plan, Consideration of Preliminary
& Final Approval

E. Project: Apartments (9 Units) 7:50
Location:210 Linden Ave
Applicant: Visum Development Group
Actions: Public Hearing, Approval of Trans. Demand Management Plan, Consideration of Preliminary
& Final Approval

F. 107 S Albany St – Sketch Plan 8:10

Presumably, the Stavropouloses are heading back for some type of major revision to their 6-unit, 9-bedroom proposal. The previous plan was an addition onto the back of the existing century-old property. We’ll see what is changed, and by how much. Zoning is CBD-60 – five floors, no parking.
G. 821 Cliff Street – Parking for Business in a Residential Zone 8:30

Parking for the medical office building at 821 Cliff Street; perhaps an expansion to help market it, as I see postings for its space scattered throughout commercial listings. Nearby properties are vacant land.

4. Zoning Appeal: 8:50
#3056, Area Variance, 301 E State St.

5.Old/New Business:
A. Sidewalk on Worth Street -Planning Board Resolution to Board of Public Works
B. 2017 Planning Division Work Plan – Planning Board Comments
C. Update — Joint Planning Board/ILPC Meeting (DeWitt House)

Regarding 5B., Apparently the city is still having discussions with Fane regarding a development of 330 College Avenue, the former Green Cafe on the SW corner of College Avenue and Dryden Road in inner Collegetown. I write “a” redevelopment because the previous 12-story proposal didn’t look like it was going to make friends and influence people. Also on the long-term agenda are the Maguire plans for the Carpenter Business Park, Ithaca Gun, and Chain Works, which is still undergoing environmental review. Those are going to be long slogs, so don’t worry about missing anything.





Upson Hall Construction Update, 1/2017

18 01 2017

It’s become a little more difficult to shoot photos from certain angles, now that one of the previously-open sidewalks has been closed off. But, it’s not a surprise, they’ve been working on Upson’s new face. The exterior stud framing has been underway on the lowest floors of the west face. Sheathing is being attached, and the rough openings indicate future windows. The lowest floors of the east side, a little further along, have already been coated in turquoise waterproofing material, and are being fitted with windows. On the upper floors, there’s been considerable progress with the terra-cotta and the aluminum surrounds. It doesn’t look like there’s been much progress with attaching new mineral wool and clips, the current work is either finishing up what was well-underway (the upper floors), or getting started with the new exterior (the lower floors), not a whole lot of work going for the in-between stages at the moment.

Inside, you can see the new interior framing being built inside the fully-gutted and renovated interior. According to Cornell’s last update in December, interior demolitions are complete, mechanical rough-ins are ongoing in the basement, and electrical and plumbing are underway on the first and second floors.

Like Gannett, The Pike Company is the general contractor in charge. LTL Architects and Perkins+Will are in charge of design.

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Cornell Law School Renovation Update, 1/2017

17 01 2017

From the outside, it doesn’t look like much is happening. But, given all the steel beams on site, the safe bet is that the former dorms inside are still being gutted to nothing but the load-bearing walls, and those beams will become a part of the new interior partitions, new stud walls for the enhanced faculty office and professional space. This is by and large an interior renovation, but perhaps after the deepest cold of the season passes, we’ll see more progress towards enclosing the loggia and the new stairwell on the west face. The wire mesh over the exposed west wall is for safety reasons.

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Cornell Veterinary School Expansion Construction Update, 1/2017

17 01 2017

Starting to see more progress on the structural frame of the $74.1 million Vet School additions. The reinforced concrete frame of the new library and administrative offices now extends all the way back to the rest of the Vet School complex; the new section is draped over with plastic sheets. Also, as the new wing gets fleshed out, the rough openings of the windows are taking shape. It doesn’t look like there’s been too much exterior progress on the new atrium.

According to the project webpage (last updated two weeks ago), interior framing (metal stud walls probably) is underway, rough-ins are underway, and the new cafeteria is under construction. Welliver will have the new atrium and lecture hall fully closed up by the end of January. Most of the Vet Research Tower work has been completed, but new office layouts are still in the works for the sixth and seventh floors, and that work won’t get underway until this Spring.

The new $7 million ($4.9 million hard cost) Community Practice Service Building is out for bid, with a march demo planned for the Poultry Virus Building currently on site, and a March 2018 opening, about seven months after the bulk of the new Vet School structures. It is a wood-frame 12,000 SF building designed by HOLT Architects, and I still have yet to find an image of the design.

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Gannett Health Center Construction Update, 1/2017

15 01 2017

Okay, for as much as I miss the old banded concrete and glass, the large window panes, clear glazing and thin aluminum frames designed by Ithaca’s Chiang O’Brien Architects do have a certain modern chic going. However, this armchair critic still has yet to decide if he likes the offset between the outer and interior frames of the curtain wall. The windows have made their way north along the old east wing. Peering through, you can make out some of the new metal stud walls, so utilities rough-ins for the gutted 1950s structure are underway.

The new entry canopy has yet to be built out. Pike, the contractor, could soon insert the northernmost panes where the old east wing’s interior is exposed, but the curtain wall glazing won’t be finished until the canopy has been constructed.

The new three-story 18,000 SF northeast wing, which replaces the former Ho Plaza entry, rose pretty quick – like the Breazzano Center, it’s wrapped up in plastic to limit workers’ exposure to the cold. The outside of the new wing will be faced in a couple types of limestone, with a bluestone transition panel and bluestone veneer at its base – the 1979 west wing is being updated so that the two will look similar, although the 1979 wing will retain its concrete exterior, giving the two wings some visual contrast.

According to Cornell’s revamped project website, the Gannett project is 70% complete. Whether that included the new addition that opened last year is not clear. The entire project should be finished by this fall.

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