Amici House Construction Update, 6/2018

19 06 2018

There has been significant progress at the Amici House construction site at 661-701 Spencer Road. The 7,010 SF Harriet Giannelis Childcare Center (which will host headstart classrooms and daycare facilities) is fully framed, roofed, fitted with windows, and most of the exterior siding (unsure at a glance if it’s CertainTeed vinyl or fiber cement lap siding, though the top color looks like CertainTeed “Autumn Red”) has been attached. Even some of the trimboards have already been attached along the front entry/porch. It would seem likely that, if logistics provide for it, the building could be open for its first students in the fall.

To be honest, the design is a bit of a surprise – the original building design by Schickel Architecture was the same size but looked quite different, and the revisions were never uploaded (maybe the planning and building department had something on file, but there was nothing online). Note that most of that front-facing concrete slab is going to backfilled (partial refilling of the excavated area).

As for the five-story mixed-use structure, that is just getting underway with structural framing. The first floor, which will have offices and meeting space, has its steel skeleton and some of its exterior stud walls have been attached. The second floor is just getting underway, and the masonry blocks for the elevator core have been assembled. It appears the existing TCAction building will be getting a new roof as part of the construction work – note that they are not able to work here while construction is ongoing, and have temporarily relocated to 609 West Clinton Street. The 20,712 SF building, with its offices and 23 efficiency units for homeless and/or vulnerable young adults, will be completed early next year.

The background information and planning for the project can be found in the March introductory post and photo set here. Prolific regional contractor Welliver is the construction manager for the $8.25 million project.





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 3/10/18: Affordable Housing Week 2018

11 03 2018

For today, let’s take a look at the entrants competing for the city’s affordable housing funds.

The Ithaca Urban Renewal Agency will be holding public hearings on Thursday 3/22 and Thursday 3/29 s part of the process to determine who will receive money from the Housing and Urban Development (HUD) grants awarded to the city. The 28 applications, three more than last year, range from jobs training to community services to the development of affordable housing.

In aggregate, there is $2,042 million requested, and about $1.239 million available. For the sake of comparison, that’s a 60.6% funding vs. request ratio, slightly more than last year’s 58%, but less than the 83.2% ratio of 2016, and the 67% ratio in 2015. 2016’s ratio was high because of $273k in unspent money originally earmarked for the earlier INHS plan for 402 South Cayuga Street.

Roughly speaking:

Year    Request    Amount Available

2015 / $1.78m / $1.215m

2016 / $1.85m / $1.54m

2017 / $1.982m / $1.149m

2018 / $2.042m / $1.239m

Unfortunately, HUD funding is not going up – of that $1.239m, about $184k is carried over from 2017 – Finger Lakes ReUse decided to decline last year’s $50k award, as did 402 South Cayuga Street ($80k, Habitat for Humanity’s cancelled project) and Housing for School Success (~$34k). The other roughly $20k was unallocated funds. In truth, the award for 2018 is $1.055 million, while requested amounts continue to rise, and the head of HUD gets embroiled in scandal for, among several reasons, ethics issues involving HUD business dealings with his family, and trying to spend $31k on a dining set for his office.

Without discounting the value of the other applications, the focus here will be on the real estate development projects. A full rundown is provided by my Voice colleague Kelsey O’Connor here. For the record, writing about a project is neither an endorsement or opposition from this blog.

1. First, 402 South Cayuga Street. This site has had a rough history, unfortunately. It’s a small vacant lot just south of Downtown Ithaca that has had little good luck in the past several years. Five years ago, INHS originally attempted to build four units of for-sale housing on the property, but could not make it financially viable, as construction costs rose beyond what they could do within budget. Another developer proposed a market-rate plan, but the city, which owns the lot, has a strong preference for affordable for-sale housing. Habitat for Humanity also made an effort to build for-sale housing on the site, but it too saw construction costs rise beyond their capacity.

The grant application, $150,000 towards that $1.057 million project, would revive the INHS plan the planning board approved a few years ago. Two of the townhomes would sell to households making at or below 80% of Area Median Income (AMI, at or below $42,400/year for a single person), while the other two would sell to those making at or below 100% AMI (at or below $53,000/year), sometimes called “missing middle” housing. The funds would be used for construction and soft costs (legal paperwork, permit fees) on the two lower-priced units.

The reason why this is feasible now is that for one, the planning and design costs from 2013 have been paid off and the design is nearly the same, and two, the project will be modular instead of stick-built. INHS would partner with Cayuga Country Homes to build the four units. The units would be locked into the Community Housing Trust, and include features not in the previous plans, such as air-source heat pumps. However, the bay windows on the north and south walls have been removed from the new plans.

Breaking it down a little more, the construction cost would ring in at around $177/SF, about 10-15% less than stick-built. The three 2-bedroom units are 1190 SF and will cost about $210k to build, while the three-bedroom will be 1352 SF and cost about $239k to build (total about $870k, of which $830k is consumed by hard costs, materials and labor).

INHS will sell the 80% AMI two-bedroom at $121k, and the 80% AMI three-bedroom at $139k. The two 100% AMI units will sell at $159k. INHS will need to cover the remaining $291,000 with grants and subsidies just to break even. It is possible to build marginally cheaper, but insurers require INHS has to use contractors with at least $1 million in workplace liability coverage.

If funding were awarded later this spring, the units could be ready by April 2019. Although the construction method is different, the exterior changes are generally cosmetic – slightly different window arrangements, deleted bay windows, and porch details. It’s still at its essence four 2.5 story townhomes with ground-level rear garages and cantilevered rear decks. It is possible they could be signed off on at the staff level, but it’s more likely they would need to pay a quick visit to the planning board. The exterior changes could be reviewed and approved in one meeting.

2. The other INHS submission is titled “Scattered Site Phase 2: New Construction”. The request is for $100,000 to help cover soft costs (architectural and engineering fees) associated with the projects in the application. Calling them “scattered” is a little bit of a stretch – it’s two sites. One is 203-209 Elm Street on West Hill. That will have thirteen units, replacing twelve existing units, a count that includes 4-unit 203 Elm Street, currently vacant due to structural concerns. Six of the thirteen will be targeted to households at 50% AMI ($26,500/year for a single person), and the other seven at 60% AMI ($31,800/year). Ten of the units are one-bedrooms, and the remaining three are two-bedrooms.

The big question is the $16 million project planned for Downtown Ithaca. Although INHS cannot name the applicant, there were enough hints to figure it out with a fairly high degree of certainty. I can’t run conjecture on the Voice, but here, well, take the disclaimer that I could always be wrong. But consider the following:

From the notes in the application, we know it is:

  • In census tract one – mostly Downtown and the State Street Corridor.
  • The current site is a small commercial building.
  • It is in the CBD – Central Business District.
  • The site would host 20,000 square-feet of commercial space, and 40 housing units. The 30 one-bedroom and 10 two-bedroom units would be set aside for those making 30-60% AMI ($15,900-$31,800/year).
  • An unknown number of units would be set aside for formerly homeless individuals or those in need of supportive housing. The current owner would provide supportive services in the first-floor of the commercial space.
  • The partner in the project has provided services for over 150 years.
  • INHS would buy the land for $750,000.

The only site that checks off all the boxes is the Salvation Army property at 150 North Albany Street. It is currently valued at $800,000, following a $100,000 bump upward last year. A back of the envelope suggests a gross square footage of 55,000 SF, plus or minus a few percent. That would put the new build at roughly the same size as Breckenridge Place (55,300 SF).

Zoning at the site is a little odd – it’s a split, CBD-60 on the southern two-thirds, and more restrictive B-2d on the northern third. CBD allows up to 60 feet in height, 100% lot coverage no parking requirement. B-2d allows four floors, 40 feet in height, and has no parking requirement if a building is more than 60% residential use – which there’s a fairly high chance this project would exceed. I’m picturing something five or more likely six stories on State, and stepping down to four on West Seneca Street. But, there’s still a chance I could be wrong, and this may isn’t the right site.

An approximate construction time frame for the mystery project appears to be October 2019 through January 2021. A sketch plan revealing the mystery partner and site is expected to be shown to the city planning board in June. SWBR Architects of Rochester is in charge of design.

3. The last one I’ll cover is the Finger Lakes ReUse expansion. Let’s preface this by saying they don’t own the site – the former grocery store turned BOCES turned eco-services non-profit entered into a purchase agreement with John Novarr in February 2014 to purchase the building for $1.25 million (below the assessment of $1.35 million), which they will do exactly five years after the agreement was signed, in February 2019. The $100,000 requested would be assistance towards the purchase of the property, freeing up their money to work on their upcoming construction projects.

As is, the site is a 17,000 SF retail building, and a 1,330 SF former garage/repair shop. Plans have been proposed for major additions – 6,500 SF of retail, 65,000 SF of office space, and 12,000 SF of supportive housing, which consists of 22 studios for low-income individuals, with emphasis on formerly homeless and/or incarcerated individuals. Welliver, INHS and TCAction have provided guidance and assistance; Welliver may be the general contractor as construction proceeds, and TCAction may manage the housing units. STREAM Collaborative is the architect.

Point of confusion – the approved plans call for a 26,100 SF, 4-story building with mixed-use retail, office and living space components, and an 8,100 SF open-air metal warehouse for reclaimed wood processing and storage. That all totals 34,200 SF, not 83,500 SF. There’s 49,300 SF that is not clearly spoken for.

The warehouse is phase one, will cost about $500,000, and be ready by Q3 2018. It will generate at least three living-wage jobs (an estimate Finger Lakes ReUse says is conservative). Phase two is funding dependent on the affordable housing component, and will provide at least six new living-wage jobs. Although NYS HCR affordable housing grants don’t typically cover commercial space, they can be applied to mixed-use structures.

The total project cost is $10.521 million. $1.89 million of the costs are covered with a NYSERDA grants, and Empire State Development has also offered a $500,000 economic development grant. Add in other grants and awards received or being pursued, and it appears that only about $3 million will be covered through loans. IURA funding an extra $100k makes the project more competitive for other grants, since FLR will have demonstrated they have more secured funds, and a higher chance of moving forward. The idealized time frame calls for a late summer 2019 construction on Phase II with completion a year later, but sit back and see what happens with applications and awards first.

 





304 Hector Street Courtesy Post

7 03 2018

The following is a courtesy post sent in by Lynn Truame, Senior Real Estate Developer for INHS. 304 Hector Street, on Ithaca’s West Hill, was built in 2017 with the help of IURA-awarded HOME federal grant dollars. The 1,223 SF home is for sale for $149,000 to households making at or below 80% AMI ($42,400 for a single person, $60,500 for a family of four).

***

304 Hector Street:  Green Affordable Homeownership in the City of Ithaca

The single family home at 304 Hector Street looks like dozens of homes all over Ithaca:  an American Foursquare design with a broad front porch, located on a small landscaped lot.  But beneath that modest exterior lies something special:  a brand new LEED Gold Certified home that is affordable to the “Missing Middle”:  households earning around 80% of the Area Median Income, or less then $60,500 for a family of four.

304 Hector is the latest addition to Ithaca Neighborhood Housing Service’s Community Housing Trust (CHT).  The CHT program ensures long-term affordability for purchasers by allowing the homebuyer to only purchase the house. The land is leased from INHS under a very affordable 99-year lease, reducing the initial purchase price by excluding the cost of the land. Subsidies bring the cost to the buyer down even further, allowing CHT homes to be sold at prices that are up to 50% below market value. As the land owner, INHS retains stewardship over the project, ensuring the home remains affordable for future purchasers.

Like all of INHS’ CHT properties, 304 Hector is a “green” building. LEED for Homes, Indoor AirPlus, and Energy Star certified, this house well exceeds the minimum requirements of the building code, with special attention being paid to indoor environmental quality and resource efficiency. This green home surpasses conventional homes in four major areas:  greater energy efficiency, improved indoor air quality, better use of natural resources, and lower impact development. Building to these standards results in a home that is less expensive to heat and cool, more environmentally friendly, more durable, less polluting, and less wasteful to build.

Some of the most notable “green” characteristics of 304 Hector include:

  • Densepack cellulose insulation, made from recycled newspapers
  • EnergyStar appliances
  • Advanced air sealing and mechanical ventilation
  • High efficiency sealed-combustion boiler providing both heat and hot water
  • Low VOC paints
  • Green Label certified carpet
  • High efficiency, low-flow faucets and fixtures
  • Reduced construction waste
  • No tropical hardwoods
  • Triple pane EnergyStar windows

Completed in December 2017, 304 Hector was designed by architect Noah Demarest of STREAM Collaborative, and built by a local contractor, D-Squared Construction.  EnergyStar and LEED Rating services were provided by Steven Winter Associates, Inc.





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 1/20/18: Here We Go Again

20 01 2018

1. It looks like Cayuga Orchard will be moving forward this spring. At the moment, the 102-unit apartment project is going up for a few tweaks to the town of Lansing planning board, mainly just to get approvals for a pair of monument signs. Whitham Planning and Design is handling those last details. The project already went out for construction bids, and with a cost estimated at $25 million, which will surely help Lansing’s bottom line. With no tax abatements, and about $26.50/$1,000 assessed, the back-of-the-envelope suggests about $660,000 in taxes (however, using the hard costs alone is likely low-balling the tax assessment). The project is able to move forward thanks to a plan to pay for a sewer line extension to meet the needs of residents; the plans had long been held up by issues and red tape regarding a modular on-site sewer treatment system.

On the site plan, from left to right, are three roads – to be named “Harvest Drive”, “Blossom Road” and “Liberty Lane”. Positive connotations as most are, except one case I know – here’s a story of a downstate project where the Staten Island borough president used his right to rename roads to give a project names meaning deceit and greed. Liberty Lane is designed to be extended for whenever local developer Jack Young decides to go ahead with his 117-unit “English Village” single-family home and townhouse project on the 100-acre property to the west of Cayuga Orchards. Right now, Young’s focus is on a few home lots he’s subdividing on East Shore Circle.

The housing is intended to be rentals in the upper-middle (premium) market, and the 26 1-bedroom and 76 2-bedroom units are welcome in a community with a tight housing supply. As for the design…meh. It’s not terrible, but the dispersed home strings and front-facing garages over-emphasize suburban aesthetics (nothing against Stampfl Associates, they actually have some neat projects). Look for the first units to come onto the market in Spring 2019.

2. For sale, another chunk of Ithaca’s near-waterfront. 798 Cascadilla is a 18,271 SF one-story flexible office space building that was renovated in the 2000s, and is home to Palisade Corporation, a software firm specializing in decision making/risk analysis tools. Palisade is doing just fine, but this is a case where they might be sniffing out an opportunity.

Consider the location. It’s next to Carpenter Business Park, which was just picked up by a team of businesses led by Cayuga Medical Center and Park Grove Realty, ultimately expected to be a large mixed-use development. That purchase was $10 million on a property that had sold for just $2.7 million less than two years earlier; a bidding war drove the purchase sky high. Next door, Guthrie Clinic picked up Palisade’s neighbors, a storage facility and a former printing press/warehouse of Cornell University, for $2.85 million, $150,000 over asking price. Paying at full or above asking price is pretty rare for commercial real estate in Ithaca. Guthrie has recently been in talks with Greenstar Co-Op to convert the storage facility into a new grocery store and cafe. In the City Harbor plans, where Guthrie and Greenstar are involved, there have been some site plan concerns note around issues like parking, that a purchase here could help solve.

Zoning on the site is newly-minted “Market District”. Hotels, restaurants, retail, housing, healthcare facilities, food production facilities, and housing. Up to five floors/63 feet, 100% lot coverage. But honestly, given the recent PUD-OD proposal, zoning regulations are not the end-all, be-all; if someone wants to try for an additional floor by throwing in a few affordable housing units, they could. Not saying that’s a great idea, but they could.

If I had to take a guess, Palisade is feeling out the market and seeing what kind of deal they can get for their building. It was an unusual choice of locations when they bought it in 2004, but they might make a tidy sum for being in the right place at the right time. Maybe.

The asking price for 798 Cascadilla is $2.7 million. The tax assessment is for $2 million. Pyramid’s David Huckle is the sales agent in charge.

3. A long time ago, back in 2009, a West Hill property was talked of as a potential development site. Now that property has exchanged hands. For the moment, its future is still fairly murky.

Kaderli Trade, a Panamanian business with Swiss ownership has owned a 68.5 parcel of land just west of Warren Place since 1977. The property is vacant, and assessed at $320,000. It just sold on Thursday to the Rancich Family for $360,000, a modest gain, and a pretty good price for vacant land.

The Ranciches are probably best known for being the original planners of the Enfield Wind Farm, and for Carrowmoor, a mixed-use project that would have had retail space, office space and up to 400 units in clustered housing on a 158-acre parcel just northwest of Kaderli’s parcel. The motif was a traditional English village. Buildings would have aesthetic half-timbers and gable roofs. It would have used alternative energy (heat pumps were practically unheard of at the time) and been priced mid-market for for-sale units. However, this was 2008-09, the recession was biting hard, and Carrowmoor never moved beyond the drawing board. Most of the renders have disappeared, but I still have one from 2009, before I knew how to crop screenshots. Less known but still important, the Ranciches also played a role in the development of the Conifer Linderman Creek affordable housing.

If someone were to ask what the development likelihood were based on the above information, it would get a shrug from me. The Ranciches haven’t had much success, but this purchase suggests they have some sort of interest, and the location is one the town has noted for potential development – existing zoning is Medium Density Residential, and the 2014 Comprehensive Plan plans traditional/new urban design medium density. That’s T3-T5 for the New Urban transect buffs, averaging 5-8 units/acre by the town’s count. It’s close enough to the municipal water that new pump stations and tanks wouldn’t necessarily be needed. In sum, the town would be open to something substantial. But who knows.

4. 46 South Street, this Claudia Brenner/INHS mixed-income mixed-use project in Trumansburg (Hamilton Square is no longer the official name) continues to go through the boards. My Voice colleague Kelsey O’Connor covered the Planning Board meeting on Thursday, where about ten people spoke for an against the proposal. It’s probably better that she cover 46 South, because I would find it hard to maintain impartiality.

On the one hand, there is the opposition. The “Trumansburg Neighbors Alliance (TBNA)” turned in a Change.org petition with 492 signatures, along with paper petitions they say brings the number up to 669. They say 432 are in Trumansburg, Ulysses, or the Trumansburg school district, which includes large sections of Schuyler County and Seneca County. From their Facebook page, they don’t have accurate numbers.

At this time, there are actively trying to re-impose a village-wide moratorium after the previous decade-long moratorium expired. The zoning was revised in 2012 and re-analyzed in 2016. The South Street housing fits its zoning.

There are plenty of others who have already spoken in favor of this proposal – the Lansing Star has had a harsh word for the opposition, and some residents in Trumansburg are speaking out in favor of the South Street housing.

Let’s go through some of the fallacies with the opposition’s issues:

Too many rental units, not home ownership, out of balance and character with the neighborhood .

46 of the 73 units are affordable (LMI) rentals – most (40 of 46) are in the two story building in the middle of the property. Here’s the thing with lower-moderate income families; a lot of folks are getting by paycheck-to-paycheck. They don’t have the money for a 15% or 20% down payment on a house, for which the median sales price in Trumansburg in 2017 was $255,000, up 38% from the $184,500 in 2012. Thankfully, groups like INHS will work to cover the down payment and sell homes to LMI buyers well below market-rate, like the townhouses on Hancock going in the $110-$145k range, about half of the market rate for a new townhouse in Ithaca.

However, funding for purchasable units is much more difficult to get. A bank isn’t going to fund a plan that doesn’t generate a good profit, so they have to turn to state and federal funds. The government is more likely to disburse a grant if it knows there are buyers waiting in the wings. And for low and moderate-income households, far more are capable of renting versus buying. In short, this argument boils down to ‘these people are too poor to live in our village’.

Does not fit ‘village character’ and 2008 Village Comprehensive Plan priorities

Character is always a bad argument to give a planning board; it overly relies on demographic perceptions, which include details like age, income and race. The 2008 Comp Plan notes historic buildings, non cookie-cutter design, and tree-lined streets. Homes are 1-3 floors. Well-designed multi-family buildings that fit the village fabric, especially those with design features friendly to seniors, were encouraged. Affordable housing is strongly encouraged.

Below are some of the building elevations, pulled from the submission here. Let’s gauge based off the Comp Plan statements – there are no historic buildings on site, it’s vacant land surrounded by housing of varying ages. Designs incorporate porches, gables, bracketed eaves, dormers and other features of Trumansburg’s older housing stock. They are generally two floors. There will be several townhouse and single-family home designs interspersed throughout the site.

At 40 units, the apartment building is not unlike the existing Juniper Manor; as with other INHS projects like Breckenridge Place and 210 Hancock, many of these units are expected to rent to seniors – about 60% of Breckenridge is seniors, and although I don’t have stats for 210, I’d say it’s a generous percentage. The project is 72 units, 140 residents, over a 19.12 acre parcel. That is 3.77 units/acre, 7.3 residents/acre. That is less dense than the older part of the village.  Even the Tamarack/Larchmont housing, which is one of the areas of strongest opposition, has about 2.5 units and 7-9 residents per acre.

So density’s in line, it has affordability within a mixed-income layout, the apartments are senior-friendly and designed to blend in; it meets the goals of the Comprehensive Plan.

The developers did not ask residents how best to fulfill Village needs…they just decided!

No, they didn’t. Remember the community meetings to get ideas and feedback last July? The August listening sessions? The major plan revisions in response to community concerns? They’ve been listening.

Now that we have that covered, let’s take a look at some of the comments from the folks who are opposed:

From the petition:

“…we do not have the police to keep track of this ridiculous project.”

Ithaca problems must remain in Ithaca and not be spread to us

“These kind of “developments” only bring low income, low quality people.”

From the TBNA facebook page:

there is enough drug dealing on the other end of town probably not a good idea to add to it”.

“Turning trumansburg in to [sic] ithaca have fun with that will have a lot of crime”

I’ve not hidden the fact that I grew up in affordable housing. So these comments that say its occupants are drug addicts, criminals, problems and burdens is very hurtful. I can appreciate TBNA’s attempts on their page to celebrate when housing is announced in Ithaca, but honestly in this context it just reads as a selfish desire that those less well-off will go elsewhere and stay out of the village. For a community that prides itself on its social progressiveness, it’s very disappointing.