Cornell Veterinary School Expansion Construction Update, 3/2017

26 03 2017

There’s been quite a bit of progress over at the Vet School. It looks like the exterior glass and aluminum are going on the new library and administrative wing. Windows and sheathing have been installed on the north face as well, with a water-resistive barrier applied over the sheathing. The new atrium is being framed out.

According to the Vet School’s construction update page, interior framing and utilities installations are underway in the new wing, and the new cafeteria is under construction – both are aiming for August completions. The new atrium and lecture hall will be closed off shortly, with interior work to launch in earnest once that occurs.

Thanks to Maria Livingston over at HOLT Architects, readers now know what the new Community Practice Service building will look like. Syracuse’s G. M. Crisalli and Associates Inc. has been selected as general contractor, and construction for the $7 million, 12,000 SF wood-frame structure is expected from March 2017- March 2018.





The Cherry Artspace Construction Update, 3/2017

26 03 2017

The corrugated metal exterior has been attached, the roof is complete, and the doors and windows are being fitted. Once the steel framing was completed, the exterior work was expected to move quickly, as all the components had already been assembled and were just waiting in storage. McPherson Builders is making quick work of the 1,900 SF project.

The Cherry Artspace crew do a great job providing updates on their website, on a much quicker timeframe than this blog. They also have some interior shots, which show the mezzanine area, and the insulation that has yet to be installed. The first show inside the new venue is scheduled for April 20th (for those interested, tickets here).

I did an in-depth interview for the Voice about the Cherry Arts and the Artspace with Director Samuel Buggeln and Associate Director Jennifer Herzog, which I very much enjoyed. A copy of that can be found here.





Tompkins Financial Corporation HQ Construction Update, 3/2017

25 03 2017

Apparently I forgot to to an update on the Tompkins Financial project last month? It must have slipped off the radar after the Voice received its spark notes version. Funny how it was about 60 F when the February photos were taken, and about 30 F when the March photos were snapped.

Anyway, structural steel framing is underway, giving an idea of the bulk of Tompkins Financial Corporation’s new 110,000 headquarters at 118 East Seneca Street. Framing has started for the first five floors of the seven story building, and mor beams will be built upward and outward – note the indents in the elevator core on the side facing Seneca Place, intended for future steel beams. The lowest floors have also received corrugated steel decking. There are still a couple of floors to go, as evidenced by the wood forms on the elevator shaft. The concrete will extend another two floors before it’s topped out. The building’s ground to rooftop height will be exactly 100 feet.

A May or early June topping out seems plausible. Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor.

February 2017





Ithaka Terraces Construction Update, 3/2017

20 03 2017

Over at the Ithaka Terraces located at 215-221 West Spencer Street, Building “A” is fully framed, sheathed, nearly all Low-E windows have been fitted and the roof has been shingled. Buildings “B” and “C” are still in the process of framing and sheathing. Building “D” might be excavated at this point, but all the snow made it impossible to tell.

Note that the condos use double-stud walls, meaning their are two sets of wood stud walls used in the exterior frame, parallel to each other but spaced apart by about 5 inches. That space is then filled with R39 densely-packed cellulose insulation. The result has its pros and cons. The cons are that it’s more expensive to build, and it reduces the interior space a little bit. The pro is that it’s very energy efficient, which comes in handy for a project trying to achieve net-zero energy use. Along with the low energy consumption and green features, the project will be powered by a solar array owned by the developer out in Caroline.

Since these buildings will have a stucco finish, and stucco tends to absorb moisture but ZIP sheathing does not, most building codes require a water-resistant barrier between the ZIP sheathing and the exterior stucco. This allows the wall to repel and drain off moisture without risking the integrity of the facade. In the photos below, the WRB is the would be the thin white coating going over the sheathing.

Formal marketing for the 12 units is expected to launch in a couple of months. 10 2-bedrooms and 2 3-bedroom units will be available, with prices ranging from $265,000-$390,000.





News Tidbits 3/18/17: Shoveling Snow to Dig Foundations

18 03 2017

1. A lot of Lansing stuff this week. Let’s start off with a brief update. It’s been about a year since the Thaler family received approvals for their 60-unit mixed-use Cayuga View Senior Living project on Cinema Drive in the village of Lansing. Well, it looks like they are finally ready to get under construction. The County Office of Aging included the project in their list of projects underway, and a check of the project’s Facebook page says they are starting construction this spring for a Spring 2018 opening. The upmarket project will contain 48 1-bedroom units and 12 2-bedrooms units, on a vacant parcel that is one of the last undeveloped high-density properties left in the village. Taylor the Builders will be the general contractor.

2. For a while now, the town of Lansing has been touting a figure of about 900 housing units being held up by the gas moratorium. Here are the statistics to back that up.

Now, the document from town planner Mike Long suggests that for multi-phase projects with some units already complete, the balance has been applied to the summation. If that’s the case, than Village Solars is shooting for a much larger buildout than originally anticipated. The doucment says that still plan on building 423 units. That’s a lot more than the ~310 currently on file. The first stage was increased from 174 to 206 as the result of unit-splitting, so the second set of phases may now have 217? That seems to be what’s implied here.

Note that the gas moratorium is a complication for the Village Solars, but not a project stopper. The newer buildings use electric heat pumps, which are a little more expensive than conventional gas, but they were able to pass the costs on within the rents (+$50/month) without much issue.

3. On another note with that town study, most of the projects noted have already been aired – Cayuga Farms on North Triphammer Road, the Pinney duplexes off of Scofield Road, Schickel’s Farm Pond Circle, and so on. However, a couple are new.

One appears to be a project called “English Village”. It consists of 59 townhomes and 58 single-family home lots. The other is “Cayuga Farms with Lake View”, which lists 30 units. The next has been cast for information, so watch this space.

4. Eric Goetzmann’s senior housing is finally ready to move forward, according to Dan Veaner at the Lansing Star. Lansing Meadows looks to be aiming for about 20 units of senior housing on Oakcrest Road, and a small commercial retail component that complements the housing – an idea being tossed around in the Star article is a coffee shop.

Technically, a coffee shop isn’t allowed in the 2011 PDA that approved BJ’s and the units, but it’s a minor change from the neighboring zoning, and likely to pass without issue. The senior units have been delayed for several years because Goetzmann bit the bullet and built wetlands to replace those that would be disrupted by construction, as required by state law; the U.S. Army Corps of Engineers had to review and sign off on the newly-created salt marsh as satisfactory. That only happened last October.

5. The Ithaca Landmarks Preservation Commission is looking at options for a Collegetown Historic District. Initially, they wanted the 400 Block of College Avenue, the 100 Block of Oak Avenue, Cascadilla Hall, the College Avenue Bridge and 116 Summit Avenue. Then after consultation, they realized that may be a little too much to try and justify to the rest of the city, so it seems they want to move ahead with two individual designations instead – the CTB Building (403 College, the Larkin Block), and 411-15 College Avenue (Stella’s, the Chacona Block). Both are older buildings in the valuable MU-2 zone. The Avramises, who own the Chacona block, did talk about wanting to redevelop it at some point, but that was almost a decade ago, and there haven’t been any formal plans. I can see some kvetching from the ownership, but it seems unlikely that the city will argue against historic designation for these two properties if it moves forward.

6. Looking at the agendas for local planning boards – the town of Ithaca will be looking at a renovation at East Hill Plaza (former Wings into Sedgwick Office Interiors), a 2-lot subdivision on Bundy Road, and a 10,100 SF warehouse/industrial operation at Greentree Nursery’s new building at 142 Ithaca Beer Drive. The Bundy Road subdivision is the big purcahse mentioned a couple of weeks ago – the buyers want to subdivide a 2.27 acre section and have no plans for other 64.7 acres.





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‚Äôs $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 3/4/17: Oh Hey, Tax Season

4 03 2017

20170217_155759

1. It’s that time of the year where the Tompkins County Department of Assessment goes through its assessment process in preparation for adjustments to property values for 2017, known as “Annual Equity Maintenance”, or AEM for short. Since there are 35,249 tax parcels in Tompkins County with a total value of $11.9 billion, not all are reassessed every year – most places are reassessed every three years, except for areas of rapid change (for instance, Fall Creek is every two years at present), or individual properties that are being undergoing change, whether it be a new construction, sudden property damage, or a sales transaction. The state has their own system, called Cyclical Reassessment Program (CRP, but the county docs refer to it as CRAP), but the county opts out to do their own valuations.

Some properties are easier than others – for example, a purchaser of a big-box property isn’t buying just the building, but a long-term lease from a tenant like BJ’s in Lansing. Student houses in parts of Collegetown are worth less than the property they sit on, which the tax system cannot accommodate. They provide one example of a $500,000 house sitting on $3 million of land – that’s not something the tax system is designed to handle, so the house is overvalued, but the property as a whole is very undervalued.

The department notes that sales were strong this year. According to their records, average sales are up 4.5% from $228,442 to $238,796, and the median sale is up 2.5%, from $200,000 to $205,000. The document also only notes 677 sales, which would be the lowest since before 1990, and is lower than the 681 sales noted by the Ithaca Board of Realtors (and IBR represents most but not all agencies). Someone is mistaken, it’s just hard to tell who. Assessments are on average about 8% lower (9% median) than home sale prices.

Some of the other takeaways are a modest softening in the student housing market in 2016 (Cornell enrollment in Ithaca did drop slightly from 2015-16, before renewing its upward trajectory in 2017), the city and Dryden’s Ellis Hollow continue to be strong markets but the other suburban neighborhoods are regaining interest, and Groton’s a mixed bag due to the poor state of some village properties. New assessments for 2017 (including parts of Ithaca town, Caroline, Freeville, Enfield, lakeside properties, restaurant properties, and manufacturing facilities) will be publicly available on July 1st.

schwartz_plaza_final

2. The redesign of Schwartz Plaza has started the formal review process. Cornell submitted the sketch plan at the February meeting, and hopes to have approvals for the renovation by next month. The properties would lose the walls and open up to the surrounding Collegetown, in what Cornell and Ithaca hope will give the densely-populated neighborhood a needed public gathering space. As reported by the Cornell Daily Sun’s Nick Bogel-Burroughs, project manager David Cutter hopes that the project leads to further public space enhancements near the stone arch bridge and down by Eddygate – this includes additional pedestrian and bike facilities, electronic boards with bus information, and a possible realignment of the Oak/College intersection into a T-configuration.

But for now the focus is on Schwartz Plaza. Cornell intends to have approvals within 1-2 months, start construction in June, and have the new plaza ready by August 2017. Trowbridge Wolf Michaels Landscape Architects is the design firm of record.

Postscript, Novarr’s townhouses at 238 Linden were pulled from the meeting before the sketch plan was due to be presented at the city planning board meeting last Tuesday. As for 301 Eddy, still trying to dig up information.

330_college

3. Nick Reynolds has a very interesting profile and interview of Jason Fane over at the Times. Definitely worth a read about one of Ithaca’s most prominent landlords.

Speaking personally, I’ve got mixed feelings about it, if only because it takes a blog quote I made about 330 College Avenue in 2014, and in the article’s context, I sound like an arthouse snob. Fane has always been serious about building on the property, and that’s great, but I stand by my quote on 330 – after the years of negotiations on the new form district code, there is no way a 12-story building was going to be built on the corner of College and Dryden, even if Jagat Sharma, Fane’s favored architect, brought his A-game. It’s not a matter of economics or taste, it’s a matter of very real opposition from the Belle Sherman and East Hill neighborhoods. Any politician who considers signing off would be voted out of office ASAP. Any city staffer who consents will be shown the door. Look at what happened with State Street Triangle. In a city where people have many gripes about development, this is one project that is truly stopped in its tracks. I think Fane could negotiate 7 or even 8 stories if he gives the city a donation towards affordable housing, or some other community benefit. but not 11 or 12.

I like grand buildings and imposing structures, but I’m also a realist. End rant.

4. Todd Fox’s Visum Development has a couple construction updates on their Facebook page. Exterior stud walls are being installed on the lower floors of 201 College, and two of the three townhouse strings at 902 Dryden Road have been fully framed and sheathed, with siding installation underway. At a glance, it looks like the exterior will look more like the elevations on Modern Living Rentals’ listings page rather than the STREAM Collaborative renders – the renders had horizontal lap siding, the elevations show vertical lap siding as seen above.

If more developer could post updates as Visum and Carina Construction do, that would be swell.

sleep_inn_v3_1

5. Wrapping up a quiet news week, here’s the agenda for the town of Ithaca planning board next week. A lot subdivision for a new house, a pair of communication towers, and the final approvals for the Sleep Inn proposed by hotelier Pratik Ahir at 635 Elmira Road. True to the sketches presented last fall, the design has that rustic look on all sides of the structure, and all the town’s requests have been met, which should allow for a smooth final approval meeting on Tuesday. The design will be unique among the 320 locations of the Sleep Inn chain. It should be noted that the town’s Zoning Board of Appeals was very split on the height and size variances, approving them with just a 3-2 margin.

In the other towns, the only one with anything new to report is Danby, whose planning board is looking at a special use permit for a property management company’s offices at 1429 Danby Road, and a 3,535 SF expansion to the Ithaca Waldorf School at 20 Nelson Road.