Amici House Construction Update, 3/2018

24 03 2018

Ithaca’s housing woes are fairly well-documented at this point. As in any broad situation, some have fared worse than others. If you’re fairly well off, the rapidly increasing housing prices are a nuisance, a vague political “issue” or perhaps even an opportunity if one thinks they know the market. For those will meager or no means, it’s more dire than that.

Take for instance those who are housing insecure or homeless. With a scarcity of options in Ithaca, many of Ithaca’s most vulnerable are at risk of living on the streets, with many ending up in “the Jungle” encampment behind Wal-Mart. Local shelters and supportive housing facilities are at full capacity, with dozens more turned away. This can perpetuate unemployment by reducing life stability, and it contributes to substance abuse and mental health issues. The high cost of housing has contributed to a much higher homeless rate in Tompkins County – up to five times the rate of Onondaga County (Syracuse), according to a 2016 Ithaca Voice study.

Tompkins Community Action, T.C.Action/TCAction for short, is well-aware of the issues faced by the less well-off in the Ithaca community. The non-profit started as the local unit of Lyndon Johnson’s “War on Poverty” programs in the 1960s. It administers early childhood education programs (Head Start), GED assistance, energy service programs (home weatherization), food pantries, family reunification services, housing vouchers, a fiscal literacy program, employment help – basically, social support services for thousands of low-income individuals in Tompkins County and adjacent communities, helping them succeed in their educational, professional and family endeavors.

In the past few years, Tompkins Community Action has made significant efforts to try and create more housing for those vulnerable, so that they’re less likely to end up in the Jungle or a back alley. In safe, secure housing, they are more likely to get clean, they are more likely to earn and keep steady employment, and they are more likely to take advantage of TCAction’s other supportive services, hopefully continuing on to better, more productive lives.

One of these efforts is a partnership with Finger Lakes ReUse – the pair, with consultation from affordable housing provider INHS, are entering the grant-writing phase for 22 studio units for those transitioning out of jail as well as the formerly homeless at FLR’s property at 214 Old Elmira Road. The other major project is Amici House.

Going through my archived notes, the first reference to what would become Amici House shows up all the way back in September 2014 as a 14 or 15-unit townhouse proposal, but it wasn’t until June 2016 that the first plans were presented, after a feasibility study was completed. Site plan review began in October 2016, and the project was approved in January 2017.

The plans, drawn up by Schickel Architecture of Ithaca, call for a narrow five-story, 20,785 SF (later 20,712 SF) building for housing, and an adjacent one-story, 7,010 SF building that will host classrooms and daycare facilities. The facilities would be a part of TCAction’s campus at 661-701 Spencer Road on the south end of the city. Two small houses would be deconstructed to make room for the classroom building, while the residential building, planned to house homeless or vulnerable youth aged 18-25, would be an addition onto the non-profit group’s existing office building.

On the first floor of the new residential building would be a children’s playroom (for homeless youth with children), case conferencing rooms, training rooms and kitchen space. 23 efficiency (studio) apartments would be built on the second through fifth floors.

The childcare building, later called the Harriet Giannelis Childcare Center in honor of a late staff member of TCAction, will provide five classrooms for Head Start and Early Head Start programs, as well as support space and staff training space. The building will host a playground, which is the blue space in the site plan above. The facility would have space for 42 children, and create about 21 living-wage jobs. The numbers were more recently revised to 48 children and 24 jobs. TCAction, which employs 104 people, is a certified living-wage employer.

During the review process, not much changed. On the residential building, the planning board thought a glass-encased stairwell was thought to produce too much light, so the next iteration had it completely bricked in, which the Planning Board also disliked, as was a plan with small windows. Eventually, a “happy” medium was reached for medium-sized windows in the stairwell.

The project required a couple of zoning variances. The first one was for parking spaces (72 required, 65 planned). TCAction suggested that from a practical standpoint, they wouldn’t need a parking space for every housing unit, but the classrooms and office space will meet their parking requirements. Another variance was for operation of a child care facility is a residential zone, and there were three area variances related to building size and the driveway/drop-off area.

The initial estimated construction costs are $8.25 million. Per city building permit docs, The Harriet Giannellis Childcare Center’s hard costs are estimated at $1,267,479, while the 23-unit residential portion’s hard costs are estimated at $3,627,333. However, city IURA statements sat the HGCC will cost $1,774,470 to build, with $153,450 in soft costs, and a total of about $2,103,000. The residential portion comprises $6,115,000 in hard/soft costs and land acquisition (total for both $8,218,000). Welliver of Montour Falls is the general contractor.

As one might tell from above, financially it’s a bit confusing. This isn’t a traditionally-financed project with concerns about a lender’s Return On Investment. To make it become a reality, it uses a fair amount of subsidy layering – different funding grants from the city, county, NYS and the Federal HUD.

One grant, awarded in June 2016, was for $118,000 from the county that would purchase the small house next door to their headquarters – 661 Spencer, built in 1950 by the Amici family – thus allowing them to procure the land needed for developmentA later “grant” forgave the remaining $75,000 loan balance on their headquarters, and $225,000 was awarded to the project by the Tompkins-Ithaca-Cornell Community Housing Development Fund (CHDF).  TCAction first acquired their HQ with the help of the county back in 2001, and the cost of the purchase was being paid back to the county in the form of a 20-year lease. $84,200 was awarded to the Childcare Center by the Ithaca Urban Renewal Agency in 2017.

New York State awarded the project $3.732 million in April 2017, and the state’s HUD equivalent, NYS HCR, supplied another $3.26 million in two other grants, the Community Investment Fund (CIF) for the childcare center, and the Housing Trust Fund (HTF) for the housing. M&T Bank is providing a $501,883 construction loan, and another $300,000 came from a Federal Home Loan Bank.

More recently, the numbers were revised to $603,000 for M&T Bank and the NYS HCR CIF was reduced from $1.499 to $1.325 million – probably a case where the state decided not to award the full request, and TCAction had to make it up elsewhere. Funding for the Head Start operation comes from the Federal Department of Health and Human Services, and other funding comes from state and local allocations. The facilities are tax-exempt. A look at the finances, which practically break even (slight profit actually) can be found here.

Initially, construction was supposed to be from August 2017 to October 2018, but the time frames were shifted back a few months due to financial and bureaucratic snags. TCAction also discovered they couldn’t stay in their headquarters as construction went on, so they needed an emergency $90,690 loan from the IURA to rent temporary offices at 609 West Clinton Street.

Along with Schickel Architecture and Welliver, the project team includes Taitem Engineering for structural engineering work, Foor & Associates of Elmira assisting in the design work, T. G. Miller P.C. for civil engineering and surveying, Saratoga Associates Landscape Architects, Seeler Engineering of suburban Rochester, and INHS as a consultant.

In the photos below, construction has been well underway, and has been since at least the tail end of January. The childcare center’s slab foundation and footers have been excavated, poured and insulated with rigid foam boards (the soil will be backfilled later to cover the base). The wood-frame is well underway, and it appears most if not all of the roof trusses are in place, as are many of the walls – I suppose these guys are going with housewrap instead of ZIP sheets. Although the size seems correct, the design does not look like what I have on file from , much to my chagrin. Foundation work seems to be underway for the residential portion.

 

 





News Tidbits 2/26/2018: One, Two, Many Tweaks

26 02 2018

1. Let’s start off with some bad news. Than Lansing Star is reporting that developer Eric Goetzmann is in serious trouble. The village of Lansing Planning Board rejected his latest request for the Lansing Meadows senior housing component, which was to build twelve units on a fraction of the lot, and leave the rest vacant. Frankly, they liked the units, but the vacant and potentially saleable lot was too much for them to overlook. To be honest, they and the village Board of Trustees have been fairly accommodating to his other requests, but this seems to be the last straw, and they let him know it.

They will consider the latest revision, but only as a major revision, not as the minor change Goetzmann had hoped for. That means it will take months to go through the procedural review and vote. Meanwhile, the IDA has initiated legal action because Goetzmann failed to hold up his end of the deal they agreed to when he received his abatement back in 2011.

Some projects are successes. Some break even, some don’t turn out as well as hoped. But as Lansing Meadows goes, this is neigh close to a disaster.

2. On a more positive note, Lansing will be considering, coincidentally, another 12-unit townhouse project. Called “Triphammer Row”, the market-rate units are planned for the vacant rear portion of a Cornell-owned parcel at 2248 North Triphammer. This blog reported on the parcel in a news roundup back in July 2016, when it went up for sale:

“Hitting the market this week is a potential opportunity for the deep-pocketed investor/developer. The property is 2248 North Triphammer Road in the village of Lansing. The sale consists of two parcels totaling 3.42 acres – a 1.53 acre parcel with a 2,728 SF M&T Bank branch built in 1992 and holding a long-term triple-net (NNN) lease; the other, an undeveloped 1.89 acre parcel to the rear that the listing notes could be developed out into 13 housing units. The price for the pair is $2,125,000.”

The plan calls for roughly 1,350 SF units with ground-floor garages. They’re intended to be marketed towards seniors looking to downsize, and young families. The developer is Robert Poprawski, who runs a small hotel group (Snooze Hotels) in metro Fort Lauderdale, Florida. Poprawski is a 2005 Cornell graduate, so there’s the likely local connection.

The planning board is supportive, but the big issue will be the driveway – they would prefer the townhomes share Sevanna Park’s driveway. That’s tricky because Sevanna Park’s road is privately owned. Not impossible to make a deal, and it would likely have the village’s benediction, but it’ll take a little while to see if a deal can be made between Sevanna Park’s HOA and Poprawski (all things considered, given that a much larger retail/office building and parking lot could be built on the combined lots, 12 more homeowners doesn’t sound like a bad option).

The village is also reporting there are development plans for the balance of the Millcroft property (the 32-acre remainder of the parcel, once intended for luxury single-family homes, has been for sale for a while), and vacant 4.56-acre 9 Dart Drive. The Ramada Inn (correction: the new extended-stay hotel proposed behind the Ramada) and Target are the only businesses interested in buying their properties from the mall’s owner, and Bon-Ton’s on deathwatch. The town’s code and planning officer notes that if it weren’t for Namdar Realty buying the mall, it would have failed, which would have forced the remaining tenants out and turned the mall into a vacant husk, to say nothing of the property tax implications.

3. Let’s shift over to Dryden. It’s been rumored for a little while that 1061 Dryden, aka the “Evergreen Townhouses”, would be trying to shift towards a smaller footprint – here’s the plan. The approved proposal calls for 36 3-bedroom units, six strings of six units. The reduced size plan still has six strings of six units, but the middle four have been reduced to two-bedroom units. The total occupancy goes from 108 to 84, and the footprints have shrunk as bit. Old render at top, new renders at middle, new site plan at bottom with new footprints in red. HOLT Architects’ design is generally the same, though I have an armchair critique with the rear flanks of the strings – a window opening would do a lot for aesthetics, if the floor plans permit.

(You can check the town’s website for docs, but some webpages have been hacked and replaced with a phishing scam, so use caution).

According to Dryden town planner Ray Burger, the developer, Lansing businessman Gary Sloan, would like to start construction this summer. That would put these units on track for an opening in time for the 2019-2020 academic year (in other words, about 12-14 month constriction timeline).

4. Another project moving forward – 118 College Avenue in Collegetown. This is a Visum proposal to replace a five-bedroom house with a 5-unit, 28-bedroom apartment building. The project was approved by the city early last year. According to the advertisements on Zillow, rents are expected to be $1,200/person, plus utilities.

I asked Visum’s Patrick Braga to confirm, and he replied that building permits would be approved “any day now”, so they’re probably looking at an August 2018 opening. With regards to a follow-up inquiry about its near-identical twin planned for 126 College Avenue, Braga replied they he does not “have any information on the status” for that project.

5. The new Greenstar West End store. Maybe coming soon. According to the news release, if the membership approves the move, the new store would be open at 750 Cascadilla Street by November 2019. The expansion would more than double their floor space, and add sixty living-wage jobs. Membership will vote on the plan next month.

The above render is courtesy of STREAM Collaborative – even without their logo, their software relies on the same pack of white Priuses, Volvos, and Touraegs to fill parking spaces (my family of mechanics would be proud I use vehicle models as a telltale attribute). The design is attractive for a big box – it has shed roofs and exposed wood trusses that give it a warmer, less industrial appearance. For the record, STREAM also did 118 College Avenue in the previous tidbit.

6. Honda of Ithaca has been sold to the Maguires for $3.5 million. The sale was recorded with the county clerk on the 20th. The acquisition means that Maguire represents just about every major vehicle make in the Ithaca area. It also drew some impassioned responses regarding customer service experiences, which given Maguire’s very visible presence, is not to be unexpected.

According to county records, the 27,558 SF dealership was built in 1985 as Cutting Motors Buick-Pontiac-GMC, and sold for $1.8 million in 2009. It was renovated and expanded in 2012; the portion closest to Elmira Road is the expansion space.

7. The Lambrou family’s latest project is coming along. Being built at 123 Eddy is a contextually-sensitive two-family home at 123 Eddy Street. While modular, the home was designed to have features respectful to its location in the East Hill Historic District – this includes a double-decker porch, roof brackets, shake siding and decorative columns and railings. The new three-bedroom units should be ready in time for the 2018-19 academic year.

8. Quick note – building permits for both the Amici House residential and head start/daycare buildings have been filed and granted by the city. The Harriet Giannellis Childcare Center’s hard costs are estimated at $1,267,479, while the 23-unit residential portion’s hard costs are estimated at $3,627,333. Welliver will be the general contractor.

9. Looks like a pretty quite planning board agenda for this month. A pair of new projects, but they’re small ones. Let’s have a look:

I. Agenda Review 6:00

II. Privilege of the Floor 6:05

III.A. Stewart Park Inclusive Playground 6:15

B. College Townhouses – Modified Site Plan approval 6:35

C. Proposed U-Haul Self-Storage Project – Sketch Plan 7:10

Although vague, this is like for the former Salvation Army property at 339 Elmira Road. U-Haul purchased the lot in January 2016 from the development group that planned and cancelled a hotel for the property. As noted on the Voice recently, there’s been a building boom in self-storage facilities lately.

The most plausible guess for this corporate-owned property is that this will likely take after the chain’s default design for self-storage facilities, with maybe some modest aesthetic differences. Not especially pretty, but the city would probably prefer that over a parking lot for U-Haul trucks.

D. Proposed duplex and parking – 207 and 209 First Street 7:30

207 and 209 are a pair of run-down rental two-family homes in Ithaca’s Northside. After the previous owner passed away, they were sold to local businessman David Barken in June 2017. Barken previously caused a stir in Fall Creek when he bought, renovated and sold a Utica Street home for a much higher price (he said on the list-serve it wasn’t intended to be a flip, it was intended for a family member who decided to live elsewhere). Barken purchased the home for $160,000 in September 2016, and it sold for $399,500 in June 2017. He also rents out a couple other units in Fall Creek.

EDIT 3/8: Rather than a tear-down and replacement, the scope of the project appears to be that the homes would be renovated, and a new duplex would be built towards the rear of the lots. Per email after the meeting from David Barken:

“While in its beginning phases and still taking shape, I have no intention to tear down the existing homes. Instead, I plan to steadily improve these properties, working on both the exteriors and interiors as the planning phases for any future project moves forward.

Rather than de-densification, my aim is to add more fair market rate, non-student housing to the downtown market and add to urban density in our city’s core. I am designing the site for a total of 6 apartments, with an emphasis toward communal interaction, landscaping, and urban gardening. I envision a pocket community for renters, complete with the 4 renovated units in the front of the lot and an additional duplex placed in the rear of the parcel.”

IV. Old/New Business 8:00

A. Chainworks FGEIS

B. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 311 College Avenue – The Number Nine Fire Station

6. Reports 8:20

7. Approval of Minutes (1/23 and 1/30) 8:40

8. Adjournment





News Tidbits 1/27/18: The Shutterbug

28 01 2018

1. Let’s do some houses of the week. Above, the four new homes Tiny Timber has constructed at 1624 Ellis Hollow Road in Dryden. Each home lot is a little over an acre. The subdivision was approved last spring for the wooded parcel a couple miles east of Ithaca, and since then, Tiny Timbers has been busy selling units and lots to buyers. Two were sold in August, one in September, and the last in December. Therefore, this is 100% built out, since the last lot is a conservation lot at the rear (north) end of the property, designed to protect Cascadilla Creek. The units utilize a shared driveway, with spurs for each home. If you want to look at the homes more closely, click to enlarge the photos.

A similar plan is underway just up the road at 1540 Ellis Hollow Road, where Tiny Timbers will take a long, narrow undeveloped property and subdivide the land into five home lots and a rear (north) lot protected by a conservation easement. These homes will also be served by a common driveway. This proposal is still going through the review process, and when approved, the time frame for build-out will probably be similar. The home designs are the work of local architecture firm STREAM Collaborative.

2. Over in the village of Lansing, work has started on the next six-unit (hexplex?) at the Heights of Lansing property off of Bomax Drive. It appears that the foundation slab and footers have been formed, poured and insulated with foam boards. This is the first new townhouse string to be built in the development in six years.

Several reasons have been given for the long pause. The developers have said that the natural gas moratorium disrupted and delayed build-out plans. Secondly, the patriarch of Forest City Realty/IJ Construction, Ivar Jonson, passed away in 2014. More recently, the Jonson family (his wife Janet and daughter Lisa Bonniwell) were embroiled in a lawsuit to prevent a zoning change that would allow a market-rate apartment complex to be built down the road. Bonniwell was incensed enough to run for mayor in 2017 in an effort to stop the proposal, but did not win the election. The zoning change has been approved and the apartments were approved in October, but the Park Grove project has yet to move forward.

The townhouses were approved along with the last single-family home permit; there were some rather testy exchanges regarding sewer line easements and the installation of street lighting in conjunction with those permits. The lighting has to be in by March 2019.

Assuming these are like the other townhouses, expect them to be 3-bedroom units, low 2000s SF with garages, and to go for $350-$450k when they’re finished several months from now.

3. Dryden’s new Rite Aid is coming along. Fully framed, and the plastic in the window openings is likely intended to allow construction crews to work indoors without exposure to the fierce winter elements. The curbing and paving is complete in the parking lot, and it looks like they install metal bollards all around the lot’s perimeter to keep the less-than-attentive from driving into the wall (something that happened to the Nice N’ Easy in my hometown no less than three times before they finally put some in). It is still planned to open in March.

4. Over in Fall Creek, it appears a small apartment building is in line for some major renovations. 1002 North Aurora, a four-unit building built in 1898, had been on the market for $395,000. The seller had owned the property for 24 years, and the price was only slightly above the assessed value of $375,000.

On Friday, the property sold for $400,000 to an LLC associated with local developer Modern Living Rentals (Charlie O’Connor et al.). The same day, a building loan agreement was filed from Tioga State Bank to the LLC for $712,000. A lot of that was going towards the land acquisition, and once soft costs are deducted as well, the loan is $287,000.

MLR tends to be very transparent about their plans, and a glance at their recently updated website shows the purchase and a ‘information on this project coming soon’. However, they already uploaded the interior renovation plans from STREAM Collaborative. It’s a very thorough interior renovation, and it appears to complete change interior floor plans, with new bedrooms (net gain of one?) as well as new kitchens, bathrooms, and fire rated ceilings. Exterior changes appear to include a renovated fire escape staircase, a couple new windows on the third (top) floor), and a new skylight. While old, this apartment building is a hodge-podge of additions from decades past, so let’s see what a renovation can do to clean things up. It’s plausible the renovations would be complete by August, so they can appeal to students as well as the general market.

Quick aside, MLR has a few other “future developments” posted, though none that readers here aren’t already aware of – the 42 townhouse units at 802 Dryden, the proposed 201 North Aurora / Seneca Flats that isn’t moving forward for a while yet, and 217 Columbia, the duplex that unintentionally set South Hill into an uproar. 217 Columbia should be completed this year, and 802 Dryden in summer 2019.

5. It looks like Amici House is finally moving forward. The project, located at 661-701 Spencer Road, received a $3,732,469 loan from the New York State Homeless Housing and Assistance Corporation. The money was announced back in April, and appears to be getting disbursed now.

The five-story, 20,710 SF (square-foot) project, approved by the city of Ithaca last January, calls for 23 studio housing units for homeless or vulnerable young individuals in the 18-25 age range. Along with the units and office/function space for local social services non-profit TCAction, the plan also calls for a 7,010 SF early heard start facility, called the “Harriet Gianellis Childcare Center”, that will house five classrooms, kitchen and restrooms, and an outdoor play area. The childcare facility will serve 48 low-to-moderate income families and create up to 21 jobs.

Recently, the HGCC applied for a low-interest loan from the IURA, $90,690 to help cover unanticipated moving expenses associated with the project. TCAction thought they could stay on-site during construction, but the contractor said otherwise, so they’ll be 609 W. Clinton while the new Amici House is built. The loan says it will generate three jobs, but that’s more a technical stipulation than an actual figure associated with the project. The funding for the childcare appears to be separate, $1,325,000 already approved by the state, $603,000 from M&T Bank, and $84,200 from a standing IURA loan. It is fully funded, although it is not completely clear if it will be built concurrently with the housing (the likely answer is yes).





News Tidbits 1/6/18: Extra Ketchup/Catch-Up

6 01 2018

1. It looks like plans for a new historically-inspired group housing facility are moving along. The Ithaca Landmarks Preservation Commission (ILPC) will review the plans for a new “converted barn” at 310 West State Street at their meeting next week. The project is still in the “Early Design Review” stage, meaning it has a few meetings yet ahead of it.

The developers, David Halpert and Teresa Halpert Deschanes, plan to restore the existing ca. 1880 house, and build the second house as a matter of historic correctness and financial feasibility (the money generated by the new carriage house/barn helps to pay for the expensive renovations needed to the existing home, which is in a poor condition due to previous ownership). The new build’s design won’t be as architecturally unique as they one that was condemned and torn down several years ago, but will reuse a couple of design elements. The previous had an irregular shape, brick finish and mansard roof; the replacement will have a rectangular footprint with Hardie Board (fiber cement) siding and a gable roof, similar to barns from the late 1800s time period it is taking its cues from. The project also comes with new landscaping, fencing and 36 solar panels on the new build’s roof.

The plan is that each house will be its own co-op; a unique attribute for this area. I can imagine some Voice commenters would deride it as an “adult dorm”, but there is a niche market for these adult co-ops as seen with companies like WeLive in New York and San Francisco. The Ithaca Urban Renewal Agency (IURA), which is helping the project paply for state grants, has separately noted that the ILPC has already given indications that the plans would likely be accepted.

2. As part of the RFP for the Green Street Garage development, a few developers took part in a tour of the property conducted by the IURA. According to Josh Brokaw at Truthsayers, Visum Development, Ithaca Neighborhood Housing Services (INHS), Purcell Construction of Watertown/Virginia and Missouri-based Vecino Group were on the tour. Visum has previously commented on site interest, but complained that the RFP parameters were of insufficient length to put an application together – the RFP was modified later in December from 60 to 90 days, short of the six months Visum suggested. INHS may have been there on Rimland/Peak’s behalf, as they’ve been in talk to manage the affordable housing component of that project. Purcell Construction is the firm building City Centre on behalf of Newman Development Group, and Vecino Group (Spanish for “neighbor”, by the way) is a national developer with interests in affordable, supportive and student housing.

It’ll be spring before we find out who submitted what, but it looks like there will likely be a few contenders with Rimland/Peak, even if they have a clear advantage.

3. According to a press release sent to the Times (dunno if anyone at the Voice received it), New Roots Charter School is planning to expand its service by adding 6th, 7th and 8th grade classes to its grades 9-12 program. The move would lead to the enrollment of another sixty students into the school.

It is not clear whether the school plans to stay in the Clinton House downtown or move to another location in the city; should they move, there is a potential opportunity a few blocks away at the former Immaculate Conception School, if the Catholic diocese is willing to entertain the idea.

4. Marketing has officially launches for Tiny Timbers’ Varna project, “The Cottages at Fall Creek Crossing”. The layout of the houses is the same from the initial rendering, but the selected models changed quite a bit. That means something here because, like the Belle Sherman Cottages, this is a case where you buy the lot and house and Tiny Timbers builds that specific house, it’s not a “bring your own plan” setup. The website appears to be down for maintenance at the moment (linking anyway), but realtor Brent Katzmann via Zillow is showing homes ranging from an 812 SF 2 bd/1 ba for $192,900, to a 2,175 SF 3 bd/2 ba for $272,900. The prices are in a sweet spot right in the middle of Tompkins County’s housing market, and lower than most new builds thanks to the pre-fabricated approach Tiny Timbers utilizes. All the home designs were penned up by STREAM Collaborative.

5. Probably worth a quick mention for those who like trying new restaurants – Bol is open at the former Titus Gallery at 222 East State Street on the Commons. Created by the same guys behind Simeon’s, the 1,200 SF restaurant recently opened and is serving up ramens, salads, curries and broths. As you can guess, the theme is bowl-based dishes. Yelp reviews appear to be mixed, but don’t let stop you from giving it a try.

6. In Mayor Myrick’s state of the city speech, a couple of things to watch for in the coming months – movement on a public facilities master plan, and Waterfront development. I and Mike Smith covered this somewhat at the Voice, as has Nick Reynolds at the Times, but the potential to move and consolidate police, fire and city hall could very substantially reshape Downtown Ithaca, as could consolidation of water/sewer and streets in Southwest Ithaca.

Meanwhile, the West End and Waterfront are seen as the potential major development opportunities even with their physical and environmental obstacles, if simply because the number of choice parcels in Downtown and Collegetown is running low, and most other neighborhoods would put up enormous resistance with concerns of quality-of-life impacts. Waterfront development would involve a push to relocate the DEC and DOT facilities, something that the county is also keen on. Residents can also expect some movement on the Green Street Garage redevelopment, while the city does a parking study to determine how much parking is needed with future growth. This is all happening in a good economic but challenging political environment, so 2018 should be an interesting year. Of course, the phrase “may you live in interesting times” is often a damning one.

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7. Click the link above for a video of Cornell/EdR’s Maplewood advertising itself. The most interesting thing to my eyes is the apparent redesign of the community center, from an edgier modern design to a more traditional style with a gable roof. It looks like it will contain a lounge, exercise room, and perhaps small group meeting rooms (though that might actually just be apartment building study space). The EIS likely does not require any re-review since it looks to be mostly aesthetic changes, with little to any change to program space.

8. Someone’s lovin’ it – the new McDonald’s is open at 372 Elmira Road. Pardon me while I move that one into the “complete” column on the project map. I had in my notes that the store was renovated in 1972, and 14850.com has a photo of the truly original McDonald’s that stood on the site in the 1960s – check out those golden arches.

9. Eye candy for the week – here is the first published render for the Tompkins Center for History and Culture, aka the Heritage Center. As part of the state’s Regional Economic Development Council awards, the project received $1.365 million in grant funds – one, a $1.06 million arts and culture grant, the other a $305,000 economic development grant (the project is intended as a tourism generator and tourist information center). The plan is to have the $1.8 million project open in early 2019.

10. West End Heights (709 West Court Street) is now more likely to move forward this year thanks to $250,000 in Community Housing Development Fund grants from the county and city of Ithaca. The county is giving $100,000, and the city $150,000. The project will bring 60 units of affordable housing, with 30 units reserved for vulnerable individuals getting mental health support, and six for formerly homeless individuals who may have HIV/AIDS. The goal is to start construction this year, with a late 2019 or early 2020 completion.

At its January meeting, the city of Ithaca Common Council also awarded $100,000 to Amici House for its expansion and 23 units of housing for formerly homeless or vulnerable young adults.





News Tidbits 4/29/17: Happy Birthday Mom

29 04 2017

1. The Times’ Matt Butler has written a great summary of almost everything you wanted to know about the Ithaca development approvals process (formally called entitlements). Basically, Ithaca’s high standards and arduous review process come with pros and cons. On a positive note, the city is more likely to get a nice product, the drawback is that it scares developers off. For those who do give the city a spin, the city is a desirable investment for a number of reasons (affluent residents, steadily growing economy), but the lengthy process generates uncertainties (bad for financing) and requires more money (bad for affordability).

There’s nothing wrong with high standards, but it really helps if the city gives developers a set of guidelines for what they’re looking for in a design, rather than forcing them to rely on antiquated zoning. Design guidelines were recently approved for Downtown and Collegetown, which should help, although an overhaul of the zoning would be much welcomed. However, in a city famous for its activism, even the most well-orchestrated plans can be broadsided by NIMBY grassroots, so even with these heavily-structured guidelines, building in Ithaca is likely to have uncertainties and challenges into the foreseeable future.

2. A couple of grants worth noting – Tompkins Community Action was awarded $3.7 million by the state to go towards construction of their Amici House project at 661-701 Spencer Road in Ithaca. The funds will cover about 45% of the $8.25 million construction cost. Work is supposed to begin this summer on the mixed-use project, which includes 23 studio units for vulnerable or previously homeless youth, and a 7,010 SF daycare/early education facility.

In other news,the Alcohol & Drug Council of Tompkins County was awarded $500,000 by the Care Compass Network Innovation Fund to use towards the establishment and operation of a 20-24 bed detox facility, much needed resource as the heroin epidemic continues to grip the nation. CCN is a non-profit consortium funded by Southern Tier health centers like Guthrie, Cayuga Med and Binghamton General. ADC-TC is a non-profit that focuses on substance abuse education, prevention and outpatient treatment. No facility was named in the announcement.

On a third note, the sale of 626 West Buffalo Street was completed. Tompkins County Opportunities, Alternatives, and Resources (OAR) intends to renovate the house into five beds of transitional housing for those getting out of jail and trying to get back on their feet. The intent is to provide, safe, secure housing to better help with the transition process, which can include education, job training and mental health and/or addiction treatment. The house was purchased for $95,000, and an additional $60,000 would be spent on renovations. The county voted to provide $100,000 in a one-time allotment – the rest of the money ($55,000) comes from grants, donations and a mortgage. Ultimately, the goal is to provide decent housing that helps reduce the recidivism rate (convicted persons committing more crimes), ideally saving the county on future court and incarceration costs, as well as what they hope pans out to a lower crime rate.

3. Tiny Timbers seems to be to a good start. The fledging modular timber-frame company run by the Dolph Family has added several members to its construction crew, and they will build the frame components out their newly-adapted warehouse-mill on Hall Road in Dryden. The house in Hector is nearly complete, two more are being prepared (both big cubes), and the gravel road is being constructed for their just-approved five-lot subdivision at 1624 Ellis Hollow Road. Going off the wording of their last blog post, it looks like three of those lots are already reserved or purchased (one lot is a conservation area).

4. Let’s not beat around the bush – you’re coming here for a bit of inside information, not just a news round-up. One of the reasons Dryden and Tompkins County have each committed $1,750 to an infrastructure study of the Route 13 corridor is that there is a concept proposal on the table from INHS for a mixed-use development with retail and 250 affordable housing units, on approximately 50 acres of a 100 acre parcel – half of it is north of the rail trail and would be conserved, possibly through Finger Lakes Land Trust. At 5 units/acre, it’s below Varna’s highest densities, but it’s about the rural threshold of about 2 units/acre.

As it so happens, a quick check of the county’s property tax map shows a 100.44 acre parcel of vacant farmland across the street from 1477 Dryden Road, outlined in blue above. The back half is Fall Creek, so given buffers and general environment concerns, it’s good sense to leave it alone. The land has been owned by the Leonardo Family (the ones who ran The Palms) since 1942.

I asked Dryden Town Planning Director Ray Burger about it, and he knew only what the county said. But it’s something to keep an eye on as the town figures out whether or not to extend sewer to that parcel.

5. It seems like there’s quite the tempest going on in Lansing. Let’s review. All this comes courtesy of the Lansing Star (not for lack of trying on my part. Almost all Lansing staff and officials ignore my phone calls and emails, except zoning officer Marty Moseley. Thanks Marty.).

I. Over in the village, the “Preservation Party” lost the village election by a large margin to the incumbent Community Party by a roughly 75/25 split (240 votes vs 80 votes). This result should settle the Bomax Drive rezoning from commercial tech space to residential once and for all.

Image courtesy of the Lansing Star

II. Lansing town has inked an MOU with Cayuga Heights and Lansing village to install a sewer line up Triphammer Road to create a small sewer district. However, it’s impacts would be substantial – it would have three primary users – the 102-unit Cayuga Farms project, the 117-unit English Village project, and the RINK, which is expanding its facility. The developers want the sewer so much, they’re paying for it in what town supervisor Ed LaVigne is calling a “public/private partnership”. Properties that do not hook up would not be hit with an increased assessment, according to LaVigne and county assessor Jay Franklin.

A back of the envelope estimate suggests $50-$60 million in increased land assessment, and $1.5 million+ in property taxes. Perfect for offsetting a rapidly devaluing power plant that was once your town’s biggest taxpayer. The village boards still need to sign off on the MOU, but Lansing town is desperate to make a deal.

III. The Lansing Meadows senior housing seems to be worked out, and it includes the  small community-focused food retail component desired by developer Eric Goetzmann. The public hearing is on the 1st; if approved next month, the construction bids will be posted shortly thereafter with an intended summer start on the 20-unit mixed-use project.

IV. Just…wow. On the one hand, LaVigne et al. have a right to be upset. Their town’s biggest taxpayer is faltering, they’re trying encourage as much development as they can to offset the plunge in property taxes, and with debates like the West Dryden pipeline, they have a right to be frustrated. But to say the county’s sabotaging your town is a whole different ball game. To say “[r]ight now The County is on the sh** list as far as I’m concerned,” well…

He deserves sympathy. There’s a lot of BS mixed in with the good of Tompkins County, and his town and its schools are in a real bind. Poo pooing them isn’t helping anybody. But…he can’t magically change how people in Dryden or Ithaca think. Ask solar companies if they’d be interested in town properties, find a way to make residential heat pumps and renewables work. Hell, work with TCAD, talk with Heather McDaniel and the green groups and come up with ideas. I had a professor in grad school tell me that “you lure more flies with honey than vinegar”. LaVigne has a right to be upset, but this isn’t a good look.

6. Now that a few people at INHS and County Planning have been annoyed (sorry guys), back to the news. The Journal is reporting that the town of Ulysses has acquired three Jacksonville properties from Exxon Mobil, in what they hope is the next step in closing a disastrous chapter in the town’s history. Back in the 1970s, the former Mobil gas station at the corner of Jacksonville Road and Route 96 leaked enormous amounts of gasoline and poisoned the hamlet’s groundwater – one report says a person passed out from noxious fumes when they turned on their shower.

The state DEC became involved and ordered Exxon Mobil to clean up the mess, which was carried out from 1984 to 1988, and the multinational gas company purchased most of the affected properties and demolished them – an 1827 church was left intact. The DEC’s case file was finally closed in 2005 after the test levels had receded to more acceptable readings, but Exxon Mobil has continued to own the property, letting the church fall into disrepair.

The town is buying the church at 5020 Jacksonville Road, a 0.275 acre vacant lot at 5036 Jacksonville Road, and a 0.656 acre vacant lot at 1853 Trumansburg Road for $5,001 (the trio’s total assessed value is $84,700). The plan is to install a septic for the church at 5036, renovate the church just enough to keep it from rotting out, and once the building is stable, the plan is to resell to someone looking for a unique fixer-upper. If no buyer is found, the town plans to eventually restore the church on their own. The larger lot on Trumansburg Road is being considered for resale towards private development, or use as a TCAT park-and-ride.

7. Is the Canopy Hilton underway or isn’t it underway? Still kinda hard to tell.

8. On the other hand, it looks like the new medical office building planned for Community Corners in Cayuga Heights, is starting demo work. The stone is being stripped from the existing buildings, to be reused on other structures. The Cayuga Medical Associates plan calls for a $5.6 million medical office building at 903-909 Hanshaw Road, 2 floors and 28,000 SF (square-feet), of which 23,200 SF will be lease-able space.

9. Nothing too exciting from the planning board agendas around the county – Lansing has nothing up, Cayuga Heights has nothing of note. Over in the town of Ithaca, Cornell plans to try again with its Peterson Parking Lot replacement (after the disastrous first try last April), the 15-lot Monkemeyer subdivision on East King Road continues review, and a 2-lot modification is up for consideration. In Dryden, the advisory planning board will continue review for the Tiny Timbers Ellis Hollow subdivision mentioned earlier, and a 7-lot subdivision of the former Dryden Lake golf course; there will also be some solar panel discussion, and possibly some info on the ~20 unit Pineridge Cottages project planned for Mineah Road.

 





News Tidbits 3/12/17: Affordable Housing Week 2017

13 03 2017

It’s been a busy week. Let’s start by reviewing some of the entrants for the city’s affordable housing funds.

The Ithaca Urban Renewal Agency will be holding public hearings on March 16th and 23rd as part of the process to determine who will receive money from the Housing and Urban Development (HUD) grants awarded to the city. The 25 applicants, same number as last year, range from jobs training to community services to the development of affordable housing. All summed up, there’s $1.982 million requested, and $1.149 million available; that’s up from $1.85 million requested in 2016, with $1.54 million available (about $273,900 of that came from the returned funding for INHS’s cancelled project at 402 South Cayuga Street). In fact, the amount of money available is the lowest it’s been in a few years – in 2015, $1.78 million was requested out of $1.215 million available, just a little over two-thirds of the total. With the increasing requests, the chances for funding have gone down this year.

Without discounting the value of the other applications, the focus here will be on the real estate development projects. For the record, writing about a project is neither an endorsement or opposition from this blog.

1. The big new proposal coming out this year appears to be Lakeview Health Service’s plan for the corner of North Meadow and West Court Streets on the city’s West End. I expanded on the basics in a Voice article here, but for the blog’s sake, we’ll take a look at the finances.

In terms of leverage, it’s a pretty big project – a request of $250,000 towards a $20,081,186 project. However, keep in mind this project is only eligible for HOME funds and not CDBG (Federal Community Development Block Grants), and the city only has $295,245 in HOME funds to work with after overhead is taken into account – this is a pretty substantial request for something still in the conceptual stages.

The project fills a substantial by providing 50 units of affordable rental housing, all 1-bedroom units, in a 5-story building. Not only that, but half of those units would be set aside for those living with psychiatric disabilities. Ten of the general housing units would be available to those making 50-60% of area median income (AMI, about $27-$32k), with the other 40 going for less than or equal to 50% AMI. Those units will be interspersed with the general affordable housing. The special needs residents will be considered case-by-case; it’s for those who are generally independent, but may need assistance in stressful or difficult times. Lakeview will maintain an office on the first floor that will be staffed 24/7.

Some retail space will also be available on the first floor, which helps to cover the operational expenses, and meets the city’s goal of a more dense and vibrant West End. 17 parking spaces will be provided, so it’s expected the residents will utilize bikes and mass transit. The design will be slab-on-grade, with a deep foundation – soil in this part of the city is poor due to the high water table, so projects either have to be one or two floors with slab foundations, or they have to build enough floors to accommodate the costs of driving piles into the ground, in this case 80 feet down. This is something to keep in mind with the waterfront rezoning, as the soils are pretty similar.

The pro-forma assumes $730,300 in income in the first year after vacancies are noted, and about $313,500 in expenses, leaving a little over $416,800 for debt service. Everything goes up a little bit each subsequent year for inflation. The debt service is scheduled to last for 50 years.

Rochester’s PLAN Architectural Studios is the architect, so expect a modern design not unlike the cancelled concept plan for the Elmira Savings Bank site on West State and Meadow. The preliminary floor plan suggests the retail will face West Court Street rather than the Meadow/13 corridor.

As with many affordable projects, this one has a rather extended schedule due to the need to compete for public grants in tandem with private loans – funding applications are being submitted this year with loan awards during 2018, including the IURA’s. Construction would be from October 2018 to April 2020, with rent-up shortly thereafter. It’s odd to think this likely won’t even show up in the 2020 census, but we’re starting to get that far into the decade.

2. Meanwhile, Habitat for Humanity is continuing to move forward with their 4-unit townhouse plan at 402 South Cayuga. The non-profit has agreed to purchase the land from the city for $32,000, a below-market price that the city is fine with accepting, given Habitat’s plans for 4 owner-occupied affordable townhomes for those making 30-60% area median income (AMI). They are requesting $80,000 towards the $270,000 cost. It appears that Habitat’s splitting it into two phases, two units in each – given the small size of their organization, it’s a sensible approach. $540,000 for ~5200 SF of units is also quite a deal, at about $104/SF, about half the cost of an INHS project. Habitat does have volunteer labor that it can utilize.

Habitat is hoping to parlay the Morris Avenue two-family they’re doing later this year into sustained interest and funding for Cayuga Street – attracting donors with one city project, who might be interested in donating time and dollars to the next one. Like with Lakeview, construction is likely on a 2018-2020 timeframe. They’re also only eligible for HOME funds, so either Lakeview or Habitat will not be getting their full request, possibly both.

3. On the economic development side, TCAction is requesting $84,200 towards their $8.25 million childcare center at 661-665 Spencer Road. The project is part of the Amici House plan and was approved by the city concurrently, but technically separate from the 23 units of vulnerable youth housing being provided next door.

Named for a late, long-time TCAction employee Harriet Giannelis, the project helps fund the site acquisition – one of the land parcels is owned by the county, and TCAction has a $184,000 purchase lease-back agreement (the county bought the land from a private owner, and they’re currently leasing it to TCAction), which will be paid off partly with the IURA funds. The new 7,010 SF childcare center will provide daycare and early-education programs (Head Start) to 40 low-income children. Although promising three new jobs in the application, TCAction expects 21 Full-time equivalent positions to be created. It’s easier to provide an employee’s lifetime income documentation for 3 staff vs. 21. Welliver will be the project contractor, so expect local union labor.

Most of the other funds come from county, state and federal grants – another $500,000 comes from a loan with M&T Bank.

4. Also on the economic side is Finger Lakes Re-Use’s expansion plan at 214 Old Elmira Road. the non-profit has refined their plans for a new mixed-use expansion, and plans to start the city’s formal project review process later this month. Some of the numbers have been tweaked a little bit, but the basic components are the same – Finger Lakes ReUse would work with Tompkins Community Action (TCAction) to bring a new 4-story, 26,100 square-foot (SF) building to FLR’s property at 214 Old Elmira Road. The first floor would expand FLR’s retail operation, while the upper floors would provide office space for FLR, and 22 units of transitional housing for formerly homeless individuals. Plans also call for an 8,100 SF warehouse for salvaged lumber/wood, and a 600 SF pavilion. 79 parking spaces are included in the project.

As with TCAction’s Giannelis Center, 9 FTE jobs are expected to be created by the $10 million project, but FLR promises to provide previous income documentation for 3. The monetary request from the CDBG funds is $100,000, and they will also be using Welliver. Welliver seems to be the safe choice when a developer wants subcontracted or direct local union labor.

The application states the $100k is going towards site acquisition, which I’m not fully following since they own the property and it doesn’t appear any new property is to be acquired. Perhaps the site has legal stipulations that have to be bought away? It’s not totally clear.

If I can be an architecture critic for a moment, I like the warm colors, but that largely blank east stairwell is kinda bleak. Maybe use those orange panels on that as well? Or another warm color?

Anyway, we’ll find what the IURA thinks; funding will be determined by the end of April, and formally awarded in June after the city’s Planning Committee signs off on the disbursement.

 

 

 





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.

tiny_tims_7 unnamed

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.





News Tidbits 12/31/16: For Ithaca, This Wasn’t A Half-Bad Year

31 12 2016

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1. Another fairly quiet week for that Christmas-New Year’s lull. There wasn’t anything too noteworthy in real estate transactions, but thanks to a construction loan filing, we have a figure for the construction cost of Modern Living Rentals’ 902 Dryden Road project – $1,192,550. The 8-unit, 26-bedroom townhouse project is being financed by Elmira’s Chemung Canal Trust Company, a regional bank which has been looking to expand its presence in the growing Ithaca market. Most mid-sized building loans like this are financed by Tompkins Trust, and this appears to be the largest project CCTC has financed locally; checking the records for the past 12 months, they’ve previously financed a few single-family homes and that’s it. A larger loan like this might be a sign that they’re building confidence in the project and the market.

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2. Sticking with MLR, a glance at their webpage gives an interesting detail – the 87-unit, 87-bedroom 815 South Aurora project is now described as having 125 bedrooms. The multi-story apartment project sought and persuaded the city to reduce cellphone tower no-build radii last spring so that it could be built near the South Hill telecommunications mast, but because the city only reduced to 120% of height instead of tower height plus 10 feet (meaning 206 feet instead of 180 feet in this case), the project has to be tweaked. No revised designs have been released, but should something come along, you’ll see it here.

Side note, the website has an easter egg – clicking on MLR’s Commons placeholder gives you the 2015 downtown market summary from the DIA.

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3. For those interested in learning more about Cornell’s north campus plans, video from one of their meetings can be found online here. The key takeaways – the first building, when it is built, has to be larger enough to function as swing space for Balch Hall, which appears to be first in line for renovations. Balch has 437 bedrooms, to give an idea of the potential capacity of the first new dorms. Dickson is larger (527 beds), but its renovation will be split up over two summers, allowing for partial occupancy while renovations are underway. Lot CC could potentially be replaced with 1,000 beds in multiple buildings, as well as a dining facility (a new dining facility is seen as less urgent and would be further down the line). Those new dorms would eventually be geared towards sophomores, multi-story but “contextual” in height. It sounds like the first concrete plans are expected to be ready by the end of the 2016-17 academic year.

4. The Common Council will be voting on some bond issues next week that will fund several municipal projects. $500k for street reconstruction, $367k for municipal building renovations, $653k for street lights, $600k for a replacement water tank on Coddington Road, $101k for bridge inspections, $181k for the Stewart Park pavilion, $51k for site improvements to the Hangar Theatre property, $134k for design and scoping costs for the Brindley Street bridge replacement, $340k for the Cascadilla Creekway project and a replacement ped bridge at Sears Street, water mains, traffic lights, traffic calming, new police cars, all totaling $6,464,450. A separate measure calls for an additional $950k in bonds to cover the costs of the Stewart Avenue bridge repainting and reconstruction.

Some of the money covers design studies for intersections – of particular note is a study considering a roundabout at the “five corners” intersection at Oak Ave/Dryden Rd/Maple Ave, which could be a welcome change from that awkward traffic light currently there.

The city issues bonds twice a year, in January and July, to cover its various construction projects. Some of it gets reimbursed with state and federal dollars.

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5. I cheaped out on my Voice summary of the top development stories of 2016 – there are only 5, but only because there was no way I had time to do ten this week. Here are five that missed the cut – the cancellation of State Street Triangle and the rise of its replacement, City Centre; the Tompkins County Housing Summit and the Danter Study, which are important but not really attention-grabbing; some progress in affordable housing, with Cayuga Meadows, 210 Hancock, Amici House and Poet’s Landing; the continued growth of Collegetown, with the opening of Dryden South, Dryden Eddy and Collegetown Crossing, and the entrance of the College Townhouses, 210 Linden and 126 College; and the growth of the local economy, which if the numbers hold up to revisions, 2015-2016 will have the second highest year-over-year gain in jobs since 2000 (#1 is 2011-2012).

When thinking about what’s in store next year, it’s a little sketchy because of impacts from the incoming Trump administration, and how that could impact the national economy – but if things stay consistent on a large-scale, than Ithaca can expect continued modest but steady growth, mostly in meds and eds, with a bit in tech and hospitality. We’ll probably see a couple new projects proposed in downtown and Collegetown, and maybe some smaller residential and commercial projects in other neighborhoods, like the Elmira Road strip and State Street Corridor. The town of Ithaca, it’ll depend on if they get their new zoning sorted out; if they do, there might be a burst of new proposals in some areas. The other towns, it’ll be hit or miss, maybe a larger proposal in Lansing or Dryden but otherwise scattered-site single-family, par for the course. Also, keep an eye out for more housing proposals from Cornell.

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6. It’s quiet week, so let’s finish this up with a little water cooler gossip. From the rumor mill, some of the potential tenants being discussed for the Masonic Temple include a microbrewer (good thing the city just updated their zoning to allow microbreweries), professional event space, and a church. That last one seems a little unusual, but to each their own. The renovation plans call for three rental spaces, one of which is geared towards restaurant tenants.





News Tidbits 12/17/16: So Much In One Week

17 12 2016

1. For the developers out there, it looks like your next opportunity just opened up in Collegetown. For sale are three houses on Linden Avenue – 6-unit, 8-bedroom 230 Linden, for sale at $675,000 (taxed at $350,000), neighboring 4-unit, 8-bedroom 228 Linden at $700,000 (taxed at $460,000), and two doors down, 2-unit, 11-bedroom 224 Linden at $525,000 (taxed at $400,000). All three are somewhat run-down student apartment houses on the cusp of inner and outer Collegetown – as such, their zoning is CR-4, which allows four floors, 50% lot coverage, and has no parking requirement.

The properties were all purchased in the mid-1970s by a small-time local landlord, who was killed in a car accident two years ago. According to the listings, the seller’s agent is a family member, and the units are leased until late 2017 or 2018, meaning that if one were to purchase with an eye towards rapid redevelopment, they would have to negotiate with the tenants, or wait it out. That being said, there’s a lot of potential here, particularly if a buyer combines 228 and 230 into one lot. The city designed the CR-4 zoning with Linden Avenue specifically in mind – the concept render is a northward perspective of a revitalized Linden Avenue. They’re a lot of money, but there could be some interesting news down the line.

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2. Also in Collegetown, here are a couple of concept color renders of 210 Linden Avenue (left) and 126 College Avenue, courtesy of Visum Development’s webpage (currently down, cached link here). I confess to be more of a warm colors person, but assuming these are fiber cement boards and wood trim (or fiber cement that looks like wood), they could turn out quite nice.

On a related note, Visum’s Fox and partner Charlie O’Connor have started earth moving for their townhouse project at 902 Dryden Road in Varna. As it turns out, it is a very difficult site to get photos of, despite its easily accessible location. I’ll do a more in-depth shortly, but the units should be ready by August.

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3. Fulfilling a promise to Fred, here’s the rather upscale McDonald’s/Fasttrak combo under construction North Road in the village. There is a billboard on 366 advertising for new hires for when they reopen, but unfortunately, it was too difficult to attempt a photo of the board and render. The building’s exterior is largely complete, and the gas station canopy is framed – late winter opening? The new construction has a price tag of about $500k. Honestly, for a roadside stop, it looks pretty nice.

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4. More on Dryden, with a couple houses of the week. Looks like some modulars are going into the Maple Ridge development – one recently completed, one in the works. The open space to the right of house number two, the Cape Cod, will host a garage. The land for house one sold to Kenn-Schl Inc, a regional modular home builder and seller, in June for $48k. House two’s land was sold to a Rochester man for $39k in October. At this rate, Maple Ridge is going to fill out their 15-lot phase one in another year or two. Although waylaid by the Great Recession, the big plan is for three phases and 51 lots.

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5. On the 15th, the construction loan for the William George Agency’s new 1-story, 24-unit dormitory was filed to the county records office. The $3 million loan comes courtesy of …. A trip to the property didn’t pan out, it didn’t look like anything was underway even though the building permits were filed with the town of Dryden a few months ago. Then again, as a facility for troubled youth, it’s not the most welcoming place for a random visitor to be taking photos.

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6. So what’s being discussed by the towns? In the town of Ithaca next week, a lot line adjustment between two houses, and more Maplewood discussion, with consideration of preliminary site plan approval. Meanwhile, the town of Dryden has cell towers galore, as well as revised approvals for Storage Squad (1401 Dryden) and Tiny Timbers; plans are in the pipe line for a 7-lot subdivision of the Dryden Lake Golf Course, and a possible sewer extension study for NYS Route 366 east of the NYSEG building.

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7. Speaking of sewer, the town and village of Lansing are negotiating sewer deals so that the town can use village lines to help accommodate future growth. Dan Veaner at the Lansing Star has the story. the report says the town is asking for 700 units of capacity, where a unit is 328 gallons. 700 units would also put the Cayuga Heights plant at capacity. The town’s intent is to extend sewer capacity to encourage development along Triphammer Road (as in the town center concept shown above), with the reasoning that it’s a natural extension of established development, and would help grow the tax base in the event of the power plant closing. Not as grand as the plans that were shot down in 2007, but like the Warren Road sewer built a few years ago, it’s seen as a more organic and cost-efficient approach.

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8. There might be some of movement on Jason Fane’s Bank Tower $4 million renovation from office space to 32 apartments. The windows were inspected and tagged recently, possibly to determine what needs to be replaced where. Most of the exterior of the Commons-facing building will receive a cleaning and re-freshening, with the bulk of the work geared towards the interior.

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9. In economic news, 24/7 Wall Street is reporting that Ithaca has the 25th best job growth in the nation from November 2015 – November 2016. 2,200 jobs equates to 4.4%, by their measure.

Hate to burst the bubble, but don’t buy into it just yet. Initial estimates can be way off due to statistically insignificant sample size for small communities. It may hold, it may not. Wait until March and see if the numbers get revised.

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10. Interesting meeting next week for the city Planning Board. Amici House and Maplewood are up for final approval, and a couple revitalized or new projects. Here’s the scoop:

1. Agenda Review 6:00
2. Privilege of the Floor
3. Site Plan Review

A. Project: Maplewood Redevelopment Project 6:10
Location: Veteran’s Ave. (between Maple Ave. & Mitchell St.)
Applicant: Scott Whitham, Whitham Planning & Design, LLC, for Cornell University
Actions: Adoption of Findings, Public Hearing, Consideration of Preliminary & Final Site Plan Approval

The Town Planning Board filed a Notice of Completion on November 30th, 2016, which can be viewed here: http://www.town.ithaca.ny.us/major-projects/maplewood. The Town Board will consider adoption of a Findings Statement on December 20, 2016.

The city will specifically sign off on the bus stop and landscaped area at the northwest corner. STREAM Collaborative is the landscape architect.

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: Determination of Environmental Significance, Recommendation to BZA

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C. Project: Amici House & Childcare Center 6:50
Location: 661-701 Spencer Rd.
Applicant: Tom Schickel for Tompkins Community Action (“TCAction”)
Actions: Consideration of Preliminary & Final Approval

Tweaked since last time – a little more glass in the stairwell, and the roofline of the classroom building has been broken up with three distinct gables.

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D. Project: College Townhouse Project 7:10
Location: 119, 121, & 125 College Ave.
Applicant: Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP
Actions: Public Hearing Determination of Environmental Significance

The big changes appears to be the switch from boxy bay window projections to curvy ones. Not sure if it works, given all the other boxiness. But on the bright side, we now know what the rear apartment building looks like:

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E. Project: Apartments (5 Units) 7:30
Location: 126 College Ave
Applicant: Visum Development Group
Actions: Declaration of Lead Agency, Potential Determination of Environmental Significance

This is what I get for writing things over the week rather than all at once. Confirmed fiber cement panels (wood-like and Allura olive green) and a very light yellow Nichiha panel.

F. Project: Apartments (9 Units) 7:50
Location: 210 Linden Ave
Applicant: Visum Development Group
Actions: Declaration of Lead Agency, Potential Determination of Environmental Significance

Charcoal grey fiber cement panels, light grey panels, natural wood trim and red doors. The base will be stucco.

G. 323 Taughannock – Apartment (Redesign) – Sketch Plan 8:10

Steve Flash’s 21-unit apartment building for Inlet Island was approved two years ago, but has not moved forward due to soil issues and parking costs. This new version is still a housing proposal, but I’m hearing for-sale units that may be condo-like. The design will also be new, but the aesthetic will be similar – it will once again be crafted by STREAM Collaborative.
H. Ithaca Reuse Center – Sketch Plan 8:30

I know about this project because a county staffer emailed me by accident. But without official docs, I wasn’t about to report on anything. The plan calls for a mixed-use building, not unlike that seen in design concepts a couple of years ago. TCAction and INHS are involved, so there is an affordable housing component – probably looking at mixed-use overall.

4. Zoning Appeals 8:50
• 3053, Sign Variance, 310 Taughannock Blvd.
• 3055, Area Variance, 113 Farm St.
• 3056, Area Variance, 301 E State St.

5. Old/New Business:
A. Update — Chainworks DGEIS – Transportation Comments/Responses – yes, it’s still going.
B. Update — City/Town Joint Planning Board Meeting Jan 31, 2017 – Maplewood?
C. Update — Joint Planning Board/ILPC Meeting (DeWitt House) – Let’s see how this goes…





News Tidbits 12/4/2016: Not Forgotten

4 12 2016

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1. It looks like the Old Library proposal will be coming up to bat one last time. Developer Travis Hyde Properties and its project team will present one last major revision at the January Ithaca Landmarks Preservation Commission (ILPC) meeting. Things are well behind schedule at this point, as the ILPC continues to take issue with the old library proposal – which at last check, has had seven separate designs proposed and shot down for one reason or another. The Times reports that senior services non-profit Lifelong is one again involved in the project, although it had never really left – they will control the community room on the first floor, and will receive the revenues generated from renting it to outside entities. The last iteration may once again include first-floor interior parking, since that was the sticking point at the October ILPC meeting – the plan for design #8 is to increase parking from the proposed 10 spaces, to 25-30 spaces. If the January concept is acceptable, or at least close to ILPC approval, Travis Hyde will pursue the 55-60 unit plan; otherwise, it’s over.

The county had hoped that the sale of the property would generate $925,000 at the outset, as well as future tax revenues; the current building’s mechanical systems are past their useful life and in need of replacement, a cost likely to exceed a million dollars. With no sale, and a perceived “toxic” site for development due to opposition both during the RFP stage and during this review process, the county and city will be in a less than enviable position if things fall through.

At the housing summit, the old library came up as a point of concern and contention; JoAnn Cornish, the city’s planning director, suggested at one that if the county had been willing to part with the property for a token $1, than the need to build up on the site wouldn’t be so great. I happened to be taking notes next to a county legislator and Old Library Committee member who muttered that that was a terrible idea and Cornish had no idea what she was talking about. Anyone looking for common ground is going to have a real hard time finding it.

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2. It looks like Cayuga Medical Associates’ plan for Community Heights is nearly good to go. Only a couple minor revisions were presented at the Cayuga Heights Planning Board’s meeting on the 28th – a rear (east) driveway, sidewalk work and a detention basin. Cover letter here, updated site plan here, and a letter noting a potential change in hosted medical specialties here. The $5.6 million medical office building at 903-909 Hanshaw Road is 2 floors and 28,000 SF (square-feet), of which 23,200 SF will be lease-able space. The initial presentation in March called for a 3-story, 39,500 SF structure. Two buildings, a one-story office building and a vacant drive-thru bank branch, would be demolished.

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3. Now for something that’s a little less certain – the 400-406 Stewart Avenue reconstruction. One can’t call it the Chapter House reconstruction, because there’s no certainty that that is what will happen. Nick Reynolds has the full story over at the Times. The Chapter House’s intended space on the first floor is being advertised by Pyramid Brokerage for $35/SF, double the bar’s rent from before the fire. The owner of the Chapter House referred to all this pre-development as a “money pit” as the building still has no anchor tenant, but he was still open to being a part of the rebuild. In short, it looks like we’re seeing some bickering between the developer and potential tenant spill out into the public domain, and we’ll see how it plays out.

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4. At the city planning board meeting last week, preliminary approval was granted to Charlie O’Connor’s four two-family homes at 607 South Aurora. City Centre also continued with its review, with comments focusing on sustainability and solar panels. Changes to the project are minor at this point, and we’re probably close to the final product at this stage. Amici House was also debated, with neighbors expressing concerns about the size, and uncertainty on whether TCAction can handle 23 homeless or vulnerable youth.

I’ll register a small complaint – the north stairwell of the residential building. I’d encourage TCAction and Schickel Architecture to explore using smoked or tinted glass to reduce glare, rather than bricking it in. It makes the building look cold and industrial, which seems just as unfriendly to neighbors as glare would be.

The board also went ahead with lead agency on Novarr’s College Townhouses project, and was shown brief presentation on two Visum Development Group projects, 126 College and 210 Linden. More on those here.

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5. The Times included a quick Collegetown construction rundown about a week and a half ago. Two quick addendums –
A. Still no plan for 330 College Avenue, since Fane did the development version of trolling by proposing a 12-story building in a 6-story zone, and was told there was “no way in hell” it would happen;
B. Nothing scheduled for 302-306 College Avenue, aka “Avenue 102”, until at least mid-2018. The rumor mill says the Avramis family, who proposed a two-building, 102-unit sketch plan in October 2014, are concerned about market saturation. Given Cornell’s plans to increase their enrollment by raising their incoming freshman class size from 3250 to 3500, it might be worth another look.

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6. The city has released the preliminary design guidelines from Winter & Company. The Collegetown guidelines are here, Downtown’s here. Although there are suggested rather than mandatory, in theory, a project team could use these guidelines to formulate plans that would be less likely to get hung up in the city’s project review process – one could call it “form-based code lite”. There’s nothing particularly groundbreaking in here, but the guidelines do promote urban-friendly and contextual designs. These are draft open to public comment – those who would like to can send their thoughts to city planner Megan Wilson at mwilson*at*cityofithaca.org by December 15th. there are some differences between existing zoning and these guidelines (for example, setbacks) that will need to be addressed at some point – the revised drafts will roll out in mid-January.

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7. Now that the county housing summit is behind us, I think that while there wasn’t any sort of huge breakthrough at the event, it was helpful to the community to have the obstacles and suggested goals shared with a large audience. Although, as county legislator Anna Kelles pointed out, it wasn’t necessarily a wide audience – renters, younger residents and lower-income individuals were not well-represented. At least for me, the big, exciting news was Cornell’s plans for new housing, which I will be writing about for the Voice later this week. While not perfect, the event did bring to light certain issues – NIMBYism can be a delicate topic in an audience like this, but one of the points that was stressed at the summit was, if you support a project, then let the governing body in charge know you support it and why. Heck, JoAnn Cornish was saying the city gets opposition emails from residents of California and Oregon. A little support from local residents, even students, reminds city staff and board members that there a variety of opinions.

I can definitely say that not everyone who attended was pro-development – after the woman behind me asked if I was a reporter (I said yes, for the Voice), she kept passing me notes like “since when did development bring property taxes down”, “developers are just in it for the money” and “Ithaca shouldn’t have to change”. I don’t think she liked my replies – the first one I wrote back a response about spreading the tax burden out with new infill development, the second I wrote “strictly speaking perhaps, but they don’t want to turn out a terrible product”, and the last, I perhaps unkindly wrote “[t]ell that to the families being priced out. Something has to change.” She got up and left shortly afterward.