Cornell Law School Renovation Update, 9/2017

30 09 2017

It appears the loggia has been enclosed at the Cornell law school. The fence is down, the landscaping is in place, and apart from some exterior finishing work, that portion of the renovation is complete. The new glazing works well with the collegiate Gothic architecture.

The new west stairwell has yet to be installed, with some plastic sheeting serving as an exterior membrane for the time being. With the old exterior wall removed, installation of the structural frame is likely to start soon, and it seems plausible that Welliver and Cornell would like to have the new stairwell closed up before winter comes. From the inside, it looks like some of the new office and academic space has been completed, while the southwest wing remains in the interior framing stage, with some metal wall studs visible through the hazy plastic sheet separating the construction area from the finished spaces.





Cornell Veterinary School Expansion Construction Update, 9/2017

29 09 2017

After two years of updates, the vet school expansion is practically finished. The exterior finishes are complete, and the Flower-Sprecher library is stocked with bookcases and workstations. Final landscaping and interior finish work appears to be all that is left on the agenda. According to a construction update from the Vet School, the academic spaces officially opened for academic use on September 11th. The exterior landscaping will be finished by October 1st, and offices and labs will be fitted out from now through December. The interior atrium is certainly cavernous and imposing, and it’s a shame the doors were locked during this past weekend’s visit.

The veterinary complex has never been an especially attractive group of structures, and the expansion project, designed by Weiss/Manfredi of New York, manages to add a modern update without being ostentatious. The boost in class sizes will give more students (120 per class, vs the current 102) a chance at Cornell’s quality veterinary education, and the growth provides fringe economic benefits for the Ithaca area as well. The new lecture halls, tutorial and surgery areas will no doubt be put to good use educating students and serving the community at large.

If I want to mark one concerning note, and be the obnoxious discriminating alum at the same time, I could point out that it appears that what was once the #1 vet school in the country is no longer #1 – UC Davis, whose student population is nearly 25% larger, is the new gold standard. So I suppose alumni could take to arguing over where the vet school’s resources would be better used. But, I study puffy clouds and cow farts for a living, and vet school politics is a debate outside this blog’s scope.

While this is the last update for the expansion, the new $7 million, 12,000 SF Community Practice Service Building will continue to use the same tags and headings, since the projects, though separate, have always been included in the same update posts. At this time, general contractor G. M. Crisalli & Associates has completed the foundation and underground utilities, and is erecting the wood framing for the walls of the one-story building. It looks like the front entrance area uses structural steel framing as a canopy. Sections of plywood sheathing are also up, and it looks like they may be planning to use a form of housewrap. A bit surprised they didn’t spring for ZIP panels, but each barrier has its pros and cons.  Some interior stud walls have also been assembled. The front sidewalks have already been poured and the curbing extruded, which seems reasonable as heavy equipment enters and exits from the other side of the construction site. The new CPS Building, designed by local firm HOLT Architects, should be open by May 2018.

Old:

New:





Upson Hall Construction Update, 9/2017

26 09 2017

Upson Hall’s renovation is complete. The building became fully re-occupied as of August 22nd, per the Cornell Daily Sun. It’s been a long time coming. Two phases, 27 months, $74.5 million invested. One supposes that staying cutting edge in engineering requires a certain investment in cutting-edge labs and equipment.

The interior is certainly impressive with its airy, industrial feel. The interior fit and finish appeared impressive, Cornell getting their money’s worth. However, on the outside the quality of Upson’s appearance is diminished somewhat by the puckered seams and slight imperfections of the aluminum panels on the stairwells/elevator cores.

To be totally honest, I was more a fan of the old Upson’s clean modernist lines. Certainly the interior needed work, but this just looks…gimmicky? I dunno how well it’ll age on the outside, but hopefully the inside will lend itself to creating exciting engineering feats and technological advances.

New York’s LTL Architects and engineering firm Thornton-Tomasetti were the primary architects and engineers for the project, assisted by the original architecture firm for the building, Perkins + Will. The landscaping, which will be finished at a later date, was designed by local firm TWMLA. The Pike Company served as the general contractor for the project.

Before (from 2008/2009):

After:





News Tidbits 9/23/17: It’s All In The Hips

23 09 2017

1. Points for being open and blunt, one supposes. The chairman of the town of Lansing Planning Board, typically one of the easiest boards to get approval from in the whole county, voted against the customary declaration of lead agency on the Lansing Trails affordable apartment complex planned for the town center. The reasoning was a fear that its lower-income occupants would create more crime. Rather surprising that it wasn’t veiled behind the usual guise of “concerns about neighborhood character”.

Other PB members did raise more appropriate concerns that the 581-a tax abatement to be pursued by the project may end up offsetting the property tax increase enough to cost the town, mostly through the enrollment of new students in the Lansing school district. A third-party study explained that there would likely be 43 students in the roughly 200-bedroom complex, of whom 14 would be relocations from other parts of town, and 29 who would be new to the district. Reflecting national demographic trends, local school enrollments have been in decline as Millennials are replaced with their less numerous Gen Z peers, so it’s not really a question of capacity since the schools were designed for larger class sizes, but a concern about the tax obligations and avoiding the burdening of other taxpayers. Town supervisor Ed LaVigne has spoken in favor of the project as workforce housing by a responsible developer and property manager.

The Star’s Dan Veaner takes the middle road in his editorial, noting the project fills a need, but worried about the tax impact. I’d argue that’s while it’s a fair question, it’s probably a bit premature. There have been discussions for the other parcels in the town center that just have yet to come forward. Tiny Timbers is potentially 60 units of mid-priced owner-occupied housing (at $200k per home, that would be $12 million without counting site-wide improvements like sidewalks and community greenspace), and there are possibilities for the other parcels that are being drafted up and fleshed out before being made public. We the public don’t know what those are – there could be market-rate senior housing, patio homes and mixed-uses like the projects submitted in 2014. If three or four are affordable housing, sure, be concerned. But the town knows all the proposals, and hopefully its committee selected its choices for each lot with sound logic in mind.

2. Speaking of Lansing Trails, according to the new planning board comments, its name has been changed to “Milton Meadows”. Milton was actually the original name for Lansing, indirectly – Milton was changed to Genoa in 1808, and Lansing was split off from Genoa in 1817, the same year Tompkins County was established. It’s worth noting that “Lansing Meadows” is already taken. This would be name number three, since they had previously changed Lansing Commons to Lansing Trails.

The updated documents note that the second phase and its 56 units aren’t likely to start construction for 3-5 years, depending on external factors such as the availability of affordable housing grants, and how well the local market absorbs phase one.

3. Staying on the topic of affordable housing and taxes, the town of Ithaca will be reviewing a PILOT proposal from NRP Group to offset some of the property taxes with the Ithaca Townhouses project approved for West Hill near the hospital. Readers may recall the Ithaca Townhouses are a 106-unit, two-phase project that will be rented to households making 50-130% of area median income, with an option for renters to purchase units after a 15-year period.NRP Group is asking for the PILOT to offset the higher initial cost of using electric heat pumps in place of conventional gas heating, the difference of which they estimate to be about $300,000 upfront.

The town utilizes a few PILOT agreements, either with some of its 55+ affordable housing (Ellis Hollow Apartments, Conifer Village), the College Circle Apartments that Ithaca College purchased a few years ago, and Ithaca Beer. The combination of a lower assessed value and a PILOT generally seems to take about 25-30% off the total property tax bill.

4. Here’s a little more info on the the proposed Brown Road Pocket Neighborhood in Danby. The above image appears to be the preferred cluster housing that the development team (led by Newfield businessman Mike McLaughlin), but conventional zoning only allows for the layout shown here. Small-scale cluster zoning has found a market in the Ithaca area over the past few years with projects like New Earth Living’s Aurora Street Pocket Neighborhood and the long-planned Amabel project, and Danby’s take on the concept would benefit from lower land costs, which would help keep the overall costs down and make the for-sale homes available to a wider swath of the county’s potential homeowners. The homes, which are modest 1,000 SF one and two-story plans that share a communal parking lot, are designed for residents who wish to age in place.

5. Some revisions have been made to the design of Modern Living Rentals’ 42-unit townhouse project at 802 Dryden. To create a little more visual interest, the townhouse strings have been diversified a bit – the rooflines were modified on two of the six strings to create a hipped roof, while the other four remain gable roofs. The fenestration was also updated, and sections of the building faces were bumped-out modestly, distinguishing individual units within the strings. The overall effect gives them a distinct appearance from their counterparts up the road at 902 Dryden, and allows the team at John Snyder Architects to give the recycled design their personal touch. Other documents, like the cover letter, utilities plan, and landscaping plan can be found here.

The public hearing is scheduled for next week, but to be honest, these haven’t generated much attention, let alone controversy. The biggest issue right now is water supply, which relies on the Bolton Point system shared by both Ithaca and parts of Dryden. 802 Dryden can get its water issue remedied by tapping a segment in the town of Ithaca’s jurisdiction, and Ithaca is interested in transfer control and maintenance of the control valve that allows that to Dryden. Given Charlie O’Connor’s South Hill debate currently underway, the relative shrug this project has received from the public might be a welcome relief.

6. Nothing new on the Ithaca City Planning Board agenda next week. That’s not to say there aren’t several projects in the works, they just aren’t ready to submit formal proposals at this time. Lakeview’s special needs and affordable housing is up for approval, as is Charlie O’Connor’s duplex at 217 Columbia (even if the South Hill overlay goes into effect, this project would be grandfathered in because it started review under existing zoning). It looks like Lakeview will use the same kind of vibratory pile-driving used at INHS’s 210 Hancock, subcontracted to Ferraro Pile and Shoring by general contractor Hayner Hoyt.

Speaking of INHS, they will be taking part in the public hearing for their 13-unit Elm Street reconstruction on West Hill, and public hearings are planned for the Nines replacement at 311 College, and Elizabaeth Classen’s ILPC-approved 16-bedroom senior mansion in Cornell Heights. The Nines inspired several letters of protest, and first ward aldermen George McGonigal chimed in his hopes that the affordable housing would be reduced for Lakeview and INHS (the planning board disagrees).

Here’s what the board has to look forward to on Tuesday:

AGENDA ITEM Approx. Start Time

  1. Agenda Review 6:00
  2. Special Order of Business- Draft Design Guidelines for Collegetown and Downtown– Megan Wilson 6:01
  3. Privilege of the Floor 6:30
  4. Site Plan Review

A. Project: 709 West Court Street 6:40

Location: 326 & 328 N Meadow St. and 709 – 713 West Court St.

Applicant: Trowbridge Wolf Michaels for Lakeview Health Services Inc.

Actions: Consideration of Preliminary and Final Approval

Project Description:
The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review.

B. Project: Elm St Apartments 7:10

Location: 203-211 Elm St

Applicant:Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS)

Actions: Public Hearing, Determination of Environmental Significance

Project Description:
The proposed project consists of the demolition of a two single family homes and one duplex and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review.

C. Project: Duplex 7:30

Location: 217 Columbia Street

Applicant: Charlie O’Connor for 985 Danby Rd LLC

Actions: Declaration of Lead Agency, Determination of Environmental Significance, Potential Consideration of Preliminary & Final Approval

Project Description:
The applicant is proposing to install a duplex with one 3- bedroom apartment on each floor. The
new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”) and is subject to environmental review.

Project: Apartments 7:50

Location: 311 College Ave (The Nines)

Applicant: Jagat P Sharma for Todd Fox

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description: The applicant is proposing to construct a six story, 80’ high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments, upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant’s intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy or Detailed Research; Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

Project: Bridges Cornell Heights Residence (Senior Housing) 8:10

Location: 105 Dearborn Place

Applicant: Elizabeth Classen Ambrose

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description:
The applicant is proposing to construct a two story single family residence with 12 bedrooms
to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte couchere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)(4) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

4. Zoning Appeals 8:30

5. Old/New Business 8:40
A. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 411-415
College Avenue- The Chacona Block
B. Upcoming Planning Board Recommendation to Approve Draft Design Guidelines for Collegetown &
Downtown – discussion





News Tidbits 9/16/17: The Big Surprise

16 09 2017

1. Ostensibly, the biggest newsmaker of the past week was the announcement of the Green Street redevelopment in Ithaca’s downtown core. To be frank, I was freaking out at my desk. Even more astounding was that the city slipped it out so casually, embedding it in a monthly PEDC meeting file that typically focuses on more mundane legal and planning concerns.

All photos that follow are from Jolene – pardon the marginal quality, we were both in note-taking mode, and these presentation papers weren’t given out to the public. North is towards the top of the floor plan images.

While the documents have yet to be uploaded to the city’s website, some basic details were released during the meeting – the number of parking spaces for the whole complex is 525. There would be two towers with residential units, a U-shaped west tower and a boxy east tower with projecting corners. 15 floors apiece. 350 units, “designed to appeal to a broad demographic”. Abatement likely, with the details to be ironed out as the percentage of affordable units is determined. The middle portion will also have residential units on top of the existing garage. 30,000 SF of conference space is planned under the eastern tower, if my notes are right.

The first floor appears to have at least two retail spaces, a lobby area, and an office, probably for management of the complex. The middle section will retain access to Cinemapolis and the garage. On levels two and three would be rebuilt garage sections (note the center section was rebuilt ten years ago and unlike the ends, is in good shape). Another floor of parking will be added.

Cooper Carry is the architect, and the initial design looks fairly safe, attractive if not particularly inspired. After the Marriott, it’s good to be wary of potential value engineering. It appears to use brick veneer, Nichiha-like metal panels and maybe fiber cement. Also, with Harold’s Square and City Centre off to the left, this would arguably create a broad-shouldered if stubby skyline for downtown Ithaca, more impressive than many communities Ithaca’s size.

My notes are that Marriott co-developer Jeff Rimland had non-public information about the Green Street garage because he owns the ground facilities under the garage’s eastern deck, and would be impacted by renovations. He was made aware of city looking at their options and put something together. The city only learned about the plan four weeks ago, and mayor Myrick wanted to make sure it was brought forward for public discussion and to determine if it was a wise choice to move froward. Ostensibly, if this came out as a surprise, a hornet’s nest of opposition would be stinging. Being transparent now helps later.

It seems the intent is an RFP for the garage for the sake of fairness, but I dunno how effective that will be. Rimland has a big advantage as owner of a portion of the parcel, since any other developer would need to arrange legal agreements with him in order to carry out a project. It was suggested by Brock, who has never been a fan of development, and I cynically wonder if this was an attempt to ensnare or at least stall the proposal. An RFP does put the city in a more legally comfortable position, perhaps. On the flip side, I cringe at the thought of another Old Library-like mess.

On a final note, there’s also a name, seen in the lower right of the rendering – “Village on the Green”. Very punny guys.


2. The other big news item of the week was 311 College Avenue, more commonly referred to as “The Nines replacement”. The Nines is a much-loved restaurant and bar that has long been a part of Collegetown’s drinking and musical scene – in the late 2000s, if I had to describe Collegetown bars, where Johnny O’s was the “fratty frat” bar and Chapter House the erudite tweed-clothed crowd, The Nines was the laidback, indie band geek-turned-rocker. Add in its location in a ca. 1908 fire station, and one of the few sizable outdoor patios in Collegetown, and one can understand that a project on this site was never going to be warmly received.

Granted, I’ve been raked over the coals a couple of times for the article, whose first headline said The Nines was being kicked out. It was an honest copy-editing mistake. For breaking news I publish ASAP, like with the Green Street development. However, that’s discouraged because the business pieces are useful for filling slow periods during the day, or to give time for others to prep articles during the early morning. Many of my articles are written in the late evening, submitted to the schedule, and skimmed through before hitting the website. In this case, I submitted Sunday night, my editor Jolene read through it early Monday morning, she thought the opening lines implied an eviction and changed the title (the original was a generic “Apartments Proposed for The Nines”). Sometimes title get changed for clarity or Search Engine Optimization (SEO), but this particular time it created a false statement. I didn’t see it until I was at work on Monday, and uncomfortable conversations ensued. Sorry all. The next article won’t wax poetic.

Anyway, with that error noted, it makes this next opinion segment more uncomfortable. I’m not a developer. But if I were one, and heard the property was being put up for sale, I’d probably have steered clear. With all due respect to Todd Fox, my gut feeling is that the cons outweigh the pros.

Ithaca is not an easy city to do a project in. A developer has to pick and choose their battles. In this case, the battle is taking a building with some degree of historic value, but more importantly a lot of local sentiment attached, and proposing to replace it with, frankly, a mediocre design with high-end student units. I understand the economics of the site, the market, and the unfortunate though economically necessary impacts building flush to lot lines has on the ability to install windows on the sides. My concern is external impacts, by creating an emblem for opposition to organize around, because it wraps several perceptibly negative impacts into one proposal. That may make future projects that much more difficult. I worry that whenever a controversial plan is brought forth in years ahead, it will be pejoratively described by NIMBY types as “just like that Nines replacement”.

It has taken years for Ithacans to become slowly more amenable to density and development. Proposals that inadequately address community concerns threaten that progress. Consider the case of Jason Fane. He toyed with the city plenty of times. Eventually it caught up to him and he got burned. The sad part is, 130 East Clinton was a solid project, and to this day I believe that had it been another developer, those apartments would have been built.

Anyway, the ILPC would like to preserve it as-is, which draws the question why the discussion never moved forward 18 months ago when they had the chance. I don’t think that’s likely at this stage, and an overbuild probably wouldn’t work due to development costs (foundation shoring, elevator if 4+ floors) with respect to developable area – the big front yard setback is an impediment to that. I heard that an offer was floated to Neil Golder to move his house at one point during the 201 debate, so maybe moving all or at least the front (1908 wing) of the old station No. 9 is possible, but the expense would be great. As for the new building’s design, maybe modest fixed windows in the north/south brick faces, or glass block features like on Sharma’s 307 design, or even something as minor as a mural on the CMU blocks would help.

But, all that might be grasping at straws. This was always going to be controversial. I won’t fault someone for seeing an opportunity, even if it’s not a plan I’d advocate. It all depends on one’s appetite for development opportunities, and sensitivity to potential blowback.

3. For sale: 405 Elmira Road. 0.74 acres of parking lot next to Buttermilk Falls Plaza. List price: $465,000, courtesy of Pyrmaid Brokerage. Also noting – the chain hotelier who bought the former Tim Horton’s next door from the same seller for $640k in January 2016. Timmy Ho’s 0.75 acres is a little small for a hotel on its own, but combined with this lot, suddenly plans start to look quite viable for a mid-sized chain in the city’s suburban-friendly SW-2 zoning. Someone else may come along and buy it, but let’s see what happens.

4. It appears the 24-unit Pineridge Cottages project is off the table. The project, planned for the corner of Mineah and Dryden Roads in Dryden town, was greatly scaled back by developer Ryzward Wawak after water tests led to concerns about having enough to supply all the units. At this time, the plan is for four cottages, each a two-bedroom unit.

5. The Times’ Matt Butler has a nice summary and brief interview with Lakeview Health CEO Harry Merriman regarding the 60-unit affordable housing plan for 709-713 West Court Street. Some of the obstacles the project faced wouldn’t be a surprise to readers of this blog – the soils require a more expensive deep (pile) foundation, and land acquisition costs are climbing, which increases the overall costs involved with bringing a proposal into reality, let alone a plan that focuses on affordable housing. The increase in units from 50 to 60 was driven by the need to balance out revenue with expenditures and make the affordable housing economically feasible. Incremental cost increases per unit are significantly less than overall structural costs, so the per-unit expense for 60 units is less than 50, making the project more appealing in competitive grant processes.

Of the 22 units to be set aside for formerly homeless individuals, six will be reserved for HIV-positive clients of STAP, the Southern Tier Aids Programs. Those infected with HIV tends to experience much higher homelessness rates than the general population, with at least 81 homeless HIV-positive individuals in Tompkins County alone. This makes it hard to do things like refrigerate medication. These six units are a small number perhaps, but for those six folks it will make a huge difference.

6. Another feather in the cap of the local STEM sector of the economy. Biotech startup Jan Biotech Inc., based out of the Cornell Business Park by the airport, has received a $3 million grant from the National Institute of Health (NIH) that will be used in the research and production of an HIV diagnostic for detection and quantification of latent HIV-infected reservoirs in patients –  cells that have the virus but aren’t actively producing HIV, which current anti-retroviral therapies struggle with. Potentially, the diagnostic could help test new medicines for their ability to target those cells, and lead to a true cure for the virus before AIDS can occur.

Along with new equipment and renovated facilities, the grant is expect to result in the hiring of another 5 to 10 scientists and engineers for the four-person firm. Which is great, but truly, it’s their work to try and improve our treatment and medicine of a deadly virus that’s more important. The very best of luck to them.

7.  A bit of news from the Cornell Daily Sun regarding the additional 2,000 beds Cornell would like to build on its North Campus, as part of its freshman expansion and “Sophmore Village” plan. The university would like to begin construction on the first dorms in 2018, and start increasing student enrollment by 2020. For that to happen, the plans pretty much need to come forward for formal planning board review within the next few months. Presumably, they’d like to have the dorms ready by August 2019 – these will be used as flex space initially, so that existing dorms like Balch and Clara Dickson can start renovation. At a bare minimum, it takes three months to go through the city planning board. Given this project’s proximity to Cayuga Heights, the local patricians will want to have their say as well, even if it is just outside village lines. With the size of the project and a minor amount of inter-municipal complexity, four months from sketch plan to approval seems realistic. Considering the need to request and award contract bids, it would seem plausible that Cornell puts the dorms forward this fall for review, with approval expected by late winter. Bids would be requested and awarded during the Spring, and construction would start by June. Whatever the case, the first construction plans are likely not far off.





News Tidbits 9/9/17: Shopping for Sales

9 09 2017

1. As Dan Veaner at the Lansing Star reports, the new owners of the Shoppes at Ithaca Mall (aka Pyramid Mall) are planning to roll out new tactics to counter the ongoing, nationwide retail apocalypse currently underway. Instead of leasing locations, the mall owner would like to subdivide retail spaces within the mall under a Planned Development Area (DIY zoning, in essence) so that tenants could potentially own their spaces instead of renting them, under the hope that when they own a store location, they are less likely to close it and will opt for closing rented spaces elsewhere. Because customary use-based (Euclidean) zoning is not suited for this unusual arrangement, a PDA has been suggested, and the village of Lansing seems amenable to the idea.

On a related note, another subdivision of the mall properties would open up a portion of the parking lot behind the Ramada Inn for the development of an extended-stay hotel. This would probably play out over a few years, given the time to design a project, secure a brand and ask for village review/approvals. Market-wise, it’s not implausible, since the other hotels planned, like the Canopy downtown or the Sleep Inn at 635 Elmira Road in Ithaca town, are geared towards the overnight crowd, and the overall market is growing at a sustainable pace. As long as the local economy continues its modest but steady growth, a medium-sized specialty property that opens in two or three years would probably be absorbed by the local hospitality market without too much fuss.

2. Meanwhile, over in the the town of Lansing, a couple of minor notes and some name changes. From the town of Lansing Planning Board agenda, it appears the 102-unit Cayuga Farms development is now going by the name “Cayuga Orchard”. The project, which has been stuck in red tape due to the stringent review of modular sewage treatment systems, is seeking modifications to their plans, which was summarized in the Voice here. The short story is that the project has the same number of units, but the impermeable area has been decreased and the number of bedrooms is down from about 220 to 178. That should help reduce stormwater runoff, and if the town sewer isn’t through yet, it could make the modular system more feasible.

Secondly, Cornerstone’s Lansing Commons Apartments are being rebranded as the “Lansing Trails Apartments”, which makes sense since there aren’t any “Commons” in the town, but the town center property is traversed by numerous recreational foot trails. The town has endorsed Cornerstone’s two-phase, 128-unit development plan for affordable rental housing, though the planning board did express concerns with the impact of dozens of additional school children on a property with 581a property tax breaks, which may result in a 4% increase in school taxes in the default scenario. The number could vary given the number of kids that actually live there – the board ballparked 80 for their back-of-the-envelope analysis, which given 128 units and roughly 208 bedrooms in the project, isn’t unreasonable.

3. On that note, it appears Cornerstone and NRP have applied to the county’s affordable housing funding grant for a bit of financial assistance towards their respective projects. Cornerstone is seeking funds for qualified units within the 72-unit first phase of its Lansing Trails project, and NRP is seeking funding for qualifying units within the 66-unit first phase of its Ithaca Townhomes project on West Hill. Each organization would receive $256,975, mostly in Cornell-donated funds, if approved by the county legislature. The money may be leveraged and with less needed from traditional affordable housing funds, it may make each project more appealing from a federal or state grant perspective, with demonstrated municipal interest and more “bang for the buck” on the grantor’s end.

4. The two-building apartment complex planned at 232-236 Dryden Road is one step closer to construction. According to Tompkins County records, Visum Development bought the two properties on which the project was proposed (114 Summit Avenue and 232-238 Dryden Road) for $7.65 million on Monday the 5th. The properties are only assessed at $2.55 million, but sellers tend to enjoy a hefty premium when developers have intent for their parcels.

The following day, the building loan agreement was filed. The loan, for $16,354,628, was granted by S&T Bank, a regional bank based in Pennsylvania that has no retail banking presence in Ithaca, but has served as the financier for several projects, including the Holiday Inn Express that recently opened on Elmira Road, and Visum’s just-opened 201 College Avenue project.

A breakdown of the costs shows the total project cost is $22,780,334. There’s $13,020,010 in hard costs (materials/labor), $7.65 million for the purchase, $475,000 in soft costs (architect/engineering/legal), $250,000 for the demolition, and the rest is for taxes during construction, interest reserve (interest on the construction loan during construction). $650,000 (5% of the hard cost) is set aside as contingency funds just in case the expenses clock in higher than expected.

Along with the loan, Visum and its investor appear to be putting up $6.325 million in equity. With these hefty sums, one has to be pretty certain of their investment. In Collegetown, they often are.

Visum CEO Todd Fox has previously stated construction is expected to start this month on the 191-bed apartment property, with an eye towards an August 2018 completion.

5. The Old Library property sale is official, on an 11-3 vote. Legislators Kiefer, Chock and McBean-Claiborne voted no, none of which are an big surprise since, as members of the Old Library Committee, they found something to dislike with every proposal back in 2014. If anything, the surprise might have been legislator Kelles, who while not a fan, supported the mixed-use project. Travis Hyde Properties will bring 58 senior apartments, community space administered by Lifelong senior services, and a small amount of commercial space when the building opens in 2019.

6. So this is interesting. Josh Brokaw is reporting over at Truthsayers that Cayuga Medical Center wants to move the Community Gardens off the land. That is a story being covered further by my colleagues at the Voice, but notable to this blog’s purview are two nuggets of information.

One, Guthrie and CMC had *a bidding war* for the property, which explains a couple of things. It explains why CMC paid $10 million for a property the Maguires only paid $2.75 million for, and it offers a clue as to why Guthrie purchased the neighboring Cornell warehouses. They both have had plans for that area, and working together isn’t a part of them.

Two, Park Grove Realty is involved with CMC. They’re a young Rochester-based company generating lots of news in Lansing with a lawsuit-laden 140-unit townhouse project, and they purchased the Chateau Claire apartments and renovated them into the upmarket Triphammer Apartments, which generated its own share of controversy.

Anyway, it makes the commotion down by Carpenter Business Park that much more interesting. Nothing has come public yet, but keep an eye on it.

7. On a related note, it’s not much of a physical change, but Maguire is using some of that cash windfall to officially acquire the former Bill Cooke Chevy-Olds-Caddy dealership on Lansing’s Cinema Drive. The franchise rights were transferred over ten years ago, but the property itself was still under the ownership of the Cooke family. Thursday’s sale was for $2,015,000. The 4 acres and 19,857 SF building was assesses at $1.8 million, so it appears the sale price was a fair deal for both sides.

I would be remiss not to point out that the buyer was “Maguire Family Limited Partnsership”. No LLCs cloaking this purchase like with Carpenter Business Park.

7. Now that the state has okayed the Cargill expansion, the above-ground portion of the project has to go before the Lansing planning board. The surface facilities, expected to cost $6.8 million, consist of a 10,000 SF administration building, a 2,100 SF maintenance building, a 2,600 SF hoist house, parking, landscaping and signage. A hoist house is essentially an industrial-strength engine room for operating the lift that brings people and equipment up and down from the shaft. It’s likely the primary cost contributor in the surface portion of the project.

As seen in the renders above, it’s designed for functionality rather than aesthetics, though Cargill did attempt to make the shaft building barn-like to blend in better with the farms. Construction on the above-ground structures is expected to start next year and run for about 18 months (the mine is being built from the bottom up). Although not shown in the renders, trees will be planted around the developed area to provide a green screen and help dampen noise.





The Maplewood Redevelopment, Part III: Site Photos

5 09 2017

The rough construction timeline for the Maplewood structures looks something like this: Apartment buildings B and C started construction first in the spring, and the first townhouses were scheduled to begin in May. All of the major apartment buildings are expected to start construction by the end of August, while the last of the townhouse strings will not begin build-out until January 2018. Roughly speaking, the ends of the project site have earlier starts than structures in the middle of the site, and the more traditional-looking townhouse units start construction before the more modern strings.

The timeline is likely slightly behind schedule. During the mid-August site visit, a worker said that five of the foundations had been completed, but it seems at least six should have been finished by that point. The reason given for the relatively slow progress has been the wet summer, which has interfered with certain parts of the construction. For example, concrete pouring and curing for the foundations becomes a lot more complicated with the presence of frequent downpours. Rainwater can damage the foundation during certain stages of the process by causing the new pour to become soft again, reducing its structural integrity. Depending on timing, extra precautions have to be taken, or even worse, if it’s a real washout of a day the pour simply can’t take place at all. Several construction days have been lost, and to pick up the slack, the project asked for and received approval to increase the workday from 8 AM – 6 PM, to 7 AM – 7 PM, with the town’s stipulation that the extra two hours keep work noise below 85 decibels.

The photos below come from three separate time periods – February, which was mostly just site prep and excavation for underground utilities, the continuation of utilities excavation and installation in April, and the readying of connections to those new utilities in August. The circular concrete structures seen in April and August are for underground electric utility junctions. Similar structures may be used for wastewater pipes and drainage pipes. The teal pipes are PVC sewer pipes, and the rectangular precast concrete sections are protective covers. New curbing is being installed along Mitchell. I don’t know what the ridged crescent-shaped orange structures are, but if a reader knows, feel free to chime in in the comments.

Above-ground, it looks like the masonry stairwells for apartment buildings B and C have been built as of August. The slots in the sides suggests structural steel frames. A trailer on-site belongs to Peppard & Sons Masonry of Lockwood, so they may be the pertinent sub-contractor. Foundation slabs can be seen, and wood forms have been prepared for future pours.

 

Pre-development site photos:

February 2017:

June 2017:

August 2017: