Cayuga Medical Associates Construction Update, 6/2018

21 06 2018

McPherson Builders is continuing work on the $7.8 million Cayuga Medical Associates Building at 903-09 Hanshaw Road in Community Corners. The concrete masonry block stairwells have been assembled, steel framing is complete on the first floor (with interior framing and some early utilities rough-ins underway), and exterior wall assembly is ongoing for the second floor and the roof – structural steel beams will be bolted together, and the stud walls will follow. Interestingly, it looks like HOLT Architects incorporated large diagonal structural beams into the building frame, perhaps for extra stability.

Most of the steel gable trusses are stacked neatly off to the side, and they’ll be craned into place as the second floor is built out. Note that most of the roof is flat, but the gables are to go up along the exterior edge. This adds a traditional design to an otherwise modern building, and better complements the existing structures at Community Corners. Early in the permit process, the target was a late summer (August/September) delivery, but it seems more likely to be early fall (October?) at this point.

Background info and specs for the project can be found here.





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.





South Meadow Square Construction Update, 6/2018

18 06 2018

The new endcap spaces on the former KMart (now Hobby Lobby) Plaza at 742-744 South Meadow Street. The first set of photos are the northern endcap with 7,315 SF of retail space, next to PetSmart. The southern endcap is a 14,744 SF space being built where K-Mart’s garden center used to be, which I think explains the huge chunks of concrete slab piled out in front.

With no tenants formally announced, these spaces will not be completely finished on the inside – all utilities will be in as well as structural supports and insulation, but the space will be fitted out to the needs of the tenants, so things like flooring, fixtures and interior finishes will wait until someone has signed a lease with Benderson Development. I did not see anything on file for a fit-out in the city of Ithaca’s building permits paperwork (however, I did see last week that Elmira Savings Bank landed an unnamed tenant for its second floor office space at 602 West State Street).

Oftentimes you’ll see retail real estate managers try to find tenants that complement each other, say a salon and a cafe, or a sporting goods store with a women’s clothing store (the somewhat sexist argument there is that the ladies go to one while their male partners go to the other). Increasingly, entertainment and recreation options are becoming tenants – take for instance the announcement that a live theatre company will be taking 12,000 SF of space in the Shops at Ithaca Mall. That can help existing tenants by drawing in unique customer traffic that may choose to browse, shop and dine at other mall venues.

Back to the site at hand, the decorative facade appears to be initially shaped with plywood over steel stud walls, with a layer of fireproof gypsum laid over the top of that (except toe cornices, which appear to have no plywood layer, only gypsum). The bases are concrete masonry walls. The textured stone veneers and fiber cement panels will come later.





Village Solars Construction Update, 6/2018

16 06 2018

It looks like there’s a lull in the construction at the moment. Both 102 Village Place and 116 Village Circle appear to be complete, though a quick guess would be that 102 Village Place is already occupied, and 116 Village Circle will be ready for its first tenants at the end of the month. The two have a total of 42 units, 24 in the former and 18 in the latter. TCAT is in discussions to add or modify a bus route to service the growing apartment complex, which has already added a couple hundred residents to the area since 2013, with plans for hundreds more over the next several years.

According to the phasing plan, the next phase is to replace 2 Village Circle and 22 Village Circle with a pair of 18-unit buildings. Those would be twelve studios and six two-bedrooms each, replacing two ten one-bedroom unit buildings (net gain of 28 residents, for those keeping in track). Demolition has not yet started on the existing structure, but the most likely plan is to start a little later in the early summer, and have the new pair of buildings ready for a spring 2019 occupancy.





News Tidbits 6/10/2018

11 06 2018

1. For those of you looking out for something interesting next week, here’s your notice. In the village of Lansing Monday night, a sketch plan is set to be shown involving a cluster home development on the remaining phases of the Millcroft property, about 40 acres off of Millcroft Lane and Craft Road. According to the agenda, the proposal comes from Ithaca-based landlord/developer Beer Properties in partnership with Hunt Engineers.

The back story here is that the Millcroft subdivision was approved in the mid 2000s as a three-phase, 31-lot development for high-end ($500k+ homes). As it turns out, the market for that, absent lake views and on relatively small lots, isn’t so great. The Great Recession didn’t help either. The first phase of 14 lots is mostly built out, and the second phase was approved and shows up on town maps, but no construction has taken place. The village has been aware of a project in the works since at least February.

Unfortunately, I can’t seem to find the property listing for the land, which was on Zillow for quite a while – I recall a figure around $850-$950k. The property falls in the village’s medium density residential zone, Cluster zoning means the lots themselves are smaller to preserve natural space. However, the maximum number of units is the same as maximum allowed by regular zoning – 40 acres in sewered Lansing village MDR means up to 87 units, if I’m doing the math right. Not sure if single-family, townhome or otherwise, so keep an eye out for a follow-up.

2. For sale, 15.31 acres off of Wellsley Drive in the village of Dryden. Sewered, watered, and originally planned for 36 homes but never approved. Price of the land $149,900.

Here’s maybe the more interesting part – this borders Maple Ridge. Maple Ridge’s first phase is built out, and the developer, Paul Simonet, would like to build the roads and lay out phase two (and eventually phase three). However, the village’s issue is that there’s only one entry and exit into the development – something they’ve been hesitant to sign off on because of possible safety/access issues.

Now, this may have already been resolved – the village of Dryden has only updated their website twice since February, with legal paperwork for keeping fowl – but if not, there’s the option of buying the Wellsley Drive property and routing a road through there. Maybe $150k plus the extra road work isn’t in Simonet’s price range, but it’s at least an option.

3. The village of Trumansburg commissioned an independent study from Camoin Associates (the same folks who did the Airport Business Park study) looking at the financial impacts of 46 South (formerly Hamilton Square) on the village. I’ve been told this wasn’t public yet, but it’s on the village’s planning board webpage, so I dunno about that.

Quick refresher: 73 units. 56 affordable, 17 market-rate. 6 affordable rental townhomes, 40 apartments, 10 affordable for-sale townhomes, and 17 market-rate units, single-family and townhome style. 140 residents at full buildout in 2023, assuming one per bedroom.

Here’s the TL;DR on the finances. The net income to the village itself is -$23,757/year when fully built out. The unfortunate truth of residential development is that, frankly, people have needs. They use roads, they call police and fire, they use municipal power lines and water pipes and sewer mains. It is not offset by the village’s share of property taxes, here in this mixed-income example, or in the vast majority of cases. This is a reason to advocate housing density, because the impacts on, say, building new roads or infrastructure is often less per unit.

On the flip side, the school district, which makes up a greater share of the property taxes, sees a net increase of $97,669/year when fully built. Tax revenue more than offsets the expenditure of approximately 33 new students. Not everyone living in has a child, but everyone pays school taxes. This money not only helps the district, the incoming students help ameliorate concerns that declining enrollment may soon lead to consolidation with a neighboring district.

Economic impacts can be broken down into three components – the construction jobs, long-term operation/maintenance, and growth induced by the new residents, who will not just live locally, they will also shop, dine and spend money in the village. There will be an estimated $18.17 million spent on construction, $1.45 million will be spent within the County, creating 20 construction job-years in total (note there are multiple guys on site once, the project is expected to be fully complete within five years), and nearly $695,000 in total earnings. Operation/maintenance in perpetuity creates the equivalent of two jobs, creating $60,732 in earnings and $229,782 in sales. The households will spend nearly $1.7 million yearly within the County, which will support 20 total jobs with over $676,500 in earnings per year. In other words, $2 million spent in the county, 22 jobs and $737,500 in net new earnings from having those 140 more residents in the village.

By the way, if one was inclined to read 289 pages of public comments about 46 South, that can be found here. The project will be discussed at the village board’s meeting Monday evening.

4. Let me note this before I forget again – Park Grove’s Bomax Drive Apartments have started construction. The first two strings of 10-unit, three-bedroom townhomes are expected to be completed by Spring 2019. I’ll make a site visit soon for a longer write-up.

5. Meanwhile, the Triphammer Row townhomes are on pause until the road situation gets worked out. The village won’t sign off on using M&T Bank’s parking lot as an entry route, and the Sevanna Park condos don’t want to allow access to the 15 units through their private road. As a result, the village is seeking to have the road turned over to them, in part to encourage this for-sale plan, and in part because will ownership of the entry road to Sevanna Park will allow them to install better curb cuts and traffic control.

6. Here’s a for-sale property with some small-scale redevelopment potential, this one in the city of Ithaca. A dilapidated house is for sale at 815-17 North Aurora Street in Fall Creek. thanks to unsympathetic additions, the historic value is marginal. A buyer could restore it, or if interested, since it’s a double-lot, they could split the lot in two and do a two-family home on each property. Given other recent projects in the area such as 202 and 204 Queen Street and 128 West Falls Street, it appears to be an opportunity to do some modest densification keeping with Fall Creek’s fabric without upsetting the community too much in the process. The property is for sale for $269,000.

7 Let’s tie this up with something intriguing. Next week, the city’s Planning and Economic Development Committee is being asked to support a grant application by the Downtown Ithaca Alliance to the New York Main Street (NYMS) grant program. They are seeking $322,500 from the state to leverage work on four downtown projects – a commercial project in the Clinton House, a commercial project in the Boardman House, a “commercial and housing project” at 108 West State Street (the Ithaca Agency Building), and a 12-unit development by Visum Development in the West State Street Corridor. Any rehabbed housing units will be required to be 90% area median income for at least five years, but I dunno if either housing plan has existing units, I think the Ithaca Agency Building was all office space. STREAM Collaborative just moved into the second floor, so they would know best.

Quick postscript here – there’s nothing but an outline according to the DIA’s Gary Ferguson, so no Voice writeups for a while yet.





News Tidbits 6/9/2018

9 06 2018

1. Let’s start off with some eye candy. Behold, the latest and probably last major revisions to Modern Living Rental’s planned apartment complex at 802 Dryden Road. We also have a name for the 42-unit apartment complex to be built there – “Ivy Ridge“. This latest design received a little bit of STREAM’s touch to complement the work previously undertaken by John Snyder Architects. The six building are generally but not exactly the same – the gables are mirrored, some additional trim piece are used on the gables for the Dryden Road pair, and they alternate between a dark blue vertical fiber cement panel (probably HardieBoard), and a dark green panel (it’s a little sad they reworked the profiles and did away with the visually interesting mix of hipped and gabled roofs). Units were downsized about 35 square-feet per unit per floor, and overall the town planner thought the buildings looked “a lot more friendly”. Some more renders can be found here. Units are a mix of 24 2-bedrooms, 12 3-bedrooms and six 4-bedrooms, for a total of 108 bedrooms.

There’s a little bit of pre-building infrastructure work that needs to take place, because this is a sort of no man’s land between the settled parts of the town of Ithaca and the town of Dryden where no municipal water service was available. The public water main will be extended to service the project, and the main will be deeded over to the town. This will go under Dryden Road, so the DOT is in the loop. The planned buildout is August 2018 – August 2019.

2. Staying in Dryden for the moment, a bit eastward to Varna – I have not spoken to a single person who thought highly of Trinitas first swing at the Lucente property on Dryden and Mount Pleasant Roads. The building scale seems okay for Varna’s core, and the Varna Plan actually okays this kind of layout and says the community was comfortable with it on arguably a smaller overall project scale, something that caught me by surprise when I did my writeup for the Voice. The issue is that it’s a lot to see at once, and it makes me wonder if Trinitas really had its eyes open and ears listening and just went forward anyway, or if they were caught off guard. After swings and misses in Ann Arbor and Ames, I’d hope Trinitas would be a little more cautious.

This is asking a lot of Dryden, 224 units with 663 beds at the moment. However, I’m doubtful a moratorium is the answer. I think there is potential to have more conversations if both sides are willing to talk, and Trinitas should be firmly aware that this plan is not likely to go through as currently proposed. I don’t know what the financial statement looks like here, but elsewhere Trinitas has tried (if unsuccessfully) with incorporating affordable housing with its market-rate units, and they also do have projects that seem more like the Varna Plan’s thoughts for that parcel, like their Pullman project, which is a combination of townhouse strings and duplex buildings. The town of Ithaca and EdR agreed to have EdR fund local road improvements as part of the Maplewood project, so that’s another idea.

One of the reasons cited for a potential moratorium in Dryden is the need to balance the rental development with for-sale housing. It is very tough to effectively encourage owner-occupied housing at a price range affordable to middle-income households. For one, no tax breaks – state law says it is illegal for the IDA to give tax abatements to owner-occupied developments (for-sale homes, condos). Building codes and complicated condo rules drive up housing costs and make existing state subsidies for affordable for-sale ineffective, and for-sale housing is seen with greater uncertainty by lenders (there are more people able and willing to rent than to buy, especially in a college-centric community). It’s difficult! That’s why the county’s Housing Committee is keenly focused on trying to come up with solutions. There’s a fantastic senior research project by newly-minted Cornell graduate Adam Bronfin that looks at the condo problem in excellent detail, and a PDF of that study can be found here.

The other suggestion, making rental housing more difficult to do, comes with its own perils – namely, by cutting off the supply while demand continues to grow, you force out lower-income households in an attempt of trying to limit the student rentals. There is conceptual discussion of affordable for-sale and rental mixes (similar to Trumansburg’s Hamilton Square) being talked about east of Varna, and it would be really unfortunate if a town law gets drafted up that inadvertently but effectively prevents those kind of projects from happening.

Another risk is that strictly limiting development in Varna only encourages it on rural parcels to the east, or even in Cortland County, promoting sprawl and its detrimental environmental impacts (tax burden of new infrastructure, traffic, additional commuter burden on the Freese Road Bridge, loss of farms and natural space to low-density housing, etc). One can push laws that prohibit students either through zoning, but smaller mom-and-pop landlords may feel the pain and it might get argued in court as an illegal attempt at “spot zoning”.

The TL;DR is that there is no easy answer, but the county is trying. Since it’s so difficult on the brand new side, the county is looking at incentives to encourage renovation of existing rental housing into for-sale units, which would need state approval.

Lastly, I don’t really understand the argument that tacitly advocates for capping Varna’s population. The sewer is a limit, but more capacity could be negotiated if necessary or prudent. The argument over Varna should be focused on quality of new additions, not an argument that the Sierra Club rejected because of its association with racial and income-based eugenics.

3. Surprise, surprise. An infill project in Fall Creek has been revived three and a half years after it was approved. The project calls for five rental buildings, three single-family homes and a duplex. The developer is Heritage Homes, led by Ron Ronsvalle; Ronsvalle was badly injured in an accident, and the injuries left him paralyzed and unable to use his limbs; he is reliant on assistance and voice commands. It was a shame as the project been heralded as a successful example of meeting with neighbors and redesigning a plan to address their concerns; didn’t win over everyone, but a lot of them were satisfied with the approved February 2015 plan. As the letter from project architect/engineer Larry Fabbroni states, “certain life events prevented the owner from resuming full business activities until a support system was running smoothly.”

With a support system in place, Ronsvalle intends to move forward with the approved plan. The project does have to go back before the Planning Board and Zoning Board of Approvals because approvals expire after two years (i.e. February 2017). With nothing changed, the project is likely to sail through re-approval.

The revised SPR states $665,000 in hard costs with a construction period of August 2018 to August 2020 – basically, a couple homes in year one, and a couple in year two.

4. This is rather odd, but in Northside, there seems to be a push for a moratorium because they’re unhappy with the possibility of multiple primary structures on a single lot, which is what local developer David Barken is proposing with the lot consolidation and addition of a two-family home at the rear of 207 and 209 First Street. The concerns cited are similar to South Hill’s, loss of character and increases in density, and came up during the marathon public comment period at the last Common Council meeting.

This seems…baffling? South Hill’s made sense because of the high number of student rentals being built, which was leading to major quality of life issues. Northside doesn’t have that issue, it’s too far from the Cornell and Ithaca College campuses. For evidence, here’s the Cornell map of where students live, taken from their 2016 housing study. A handful of grad students live near the creek, but otherwise not much, and undergrads are virtually non-existent. It and West End and West Hill just tend to be too far away for students’ convenience.

To be honest, 207-209 First Street actually seems like a thoughtful project – similar to the Aurora Street pocket neighborhood by New Earth Living. The infill is scaled appropriately, it has features like the raised beds that enhance residents’ quality of life, and it doesn’t tear down existing housing. To my knowledge, there isn’t anything on the radar for Northside unless one counts Immaculate Conception in adjacent Washington Park being converted to housing at some point. It’s not clear what a moratorium or a South Hill-like overlay would achieve here. If anything, students aren’t the risk for Northside – the risk is gentrification spilling over from Fall Creek. This would encourage that, so…this is counterproductive.

5. With the contentious 309 College Avenue / No. 9 fire station debate having met its dramatic conclusion, this render of a proposed redevelopment has been released by its owners. It would appear that the plaza and newer west (front) wing has its exterior walls retained while the rest of the structure is removed, a facadectomy. One could argue this is better than Visum’s plans because it saves large portions of the original structure, vs. the complete removal in Visum’s first version, and emulation of elements in the second. This iteration has decorative roof elements, arched windows in the shape of the fire engine bay doors, and a dumbbell shape characteristic of New York City “Old Law Tenement” buildings built in the late 1800s. The armchair architecture critic typing here would ask for elements of visual interest in the blank walls of the addition, but overall this looks like a good first swing. This is probably intended as first-floor commercial restaurant/retail with apartments above. No architect is listed with the sketch.





News Tidbits 5/14/18

15 05 2018

1. Let’s start off with the new entrant to the Ithaca development scene – Trinitas Ventures. The Indiana-based firm is scouting out Varna for a potentially large rental project geared towards students (but, to be clear, open to anyone).

I’ve already filed my report, and unfortunately will not be at the open house this Monday (there was initial confusion over what say it was, so I’m honestly not sure any reporter made it). Trinitas appears to do everything from multi-story mixed-use urban living to more suburban duplexes and townhouse strings. To be frank, for Varna, they’d be better off going with the latter for size and scale. There’s this running joke among Ithaca developers that Varna is the next frontier for development, but only recently has there been much movement in that direction, and even then, it’s a ‘tread with caution’ approach. Recall the struggles of Varna II and 902 Dryden.

According to the town of Dryden planning board minutes posted after my article, the Lucentes’ vacant Varna II lands are the proposed site for Trinitas project (and which they likely already have a purchasing option on). From their portfolio, their independently-developed project appear to be in the ballpark of 600-700 beds in 150-300 units. Even the more suburban properties look to be on 20 acres or less. A rough estimate of the old Varna II plan is 15+ acres. Most of it is Varna Hamlet Residential, with small amounts of Varna Hamlet Traditional Zoning and Varna Hamlet Mixed-Use. VHRD is 6 duplexes, 4 apartments or 11 townhouses per acre, with potential density bonuses for green energy or redevelopment. This means that if they do mixed-use retail/apartments along 366, and townhouses in the rear along Mount Pleasant Road, they’ve got the space they need for one of their projects. Through the off-record chatter I’m hearing 225 units, mid-600s for total number of beds.

On the bright side, at least they’re being transparent with the open house approach – Trinitas seems to have some awareness of community concerns (maybe after their Ann Arbor debacle), so we’ll see what they propose in a formal submission.

2. Moving to something smaller, the Ithaca Landmarks Preservation Commission is providing early guidance for a new apartment house at 204 Williams Street, on the west edge of Collegetown in the East Hill Historic District. Beyond the massing concepts (hipped vs gambrel roof), it looks like 14 bedrooms and perhaps four units, ostensibly geared towards students. Mid-sized Collegetown landlord Pam Johnston has owned the property since 2002, and she’s more of renovator than a developer, but this is unique – the original house burnt down in the 2000s, and the space has been an informal parking lot ever since. With rising land values, redevelopment looks like a better financial prospect. Historic design specialist Jason K. Demarest is in charge of design for the small infill project.

3. Caution light turned on. The Tompkins Center for History and Culture requested and received an extra $445,100 in appropriations, raising the county’s investment to $3,345,100. The extra cost is attributed to bids coming in over projections and additional design costs. The vote was 12-1 with Legislator Leslyn McBean-Clairborne voting no, but this is probably about as much as the county legislature and general public will be willing to accede without significant backlash or denial of funds.

The Legislature unanimously awarded construction contracts for the Tompkins Center improvement project to Marchuska Brothers Construction, LLC, of Endicott, for the General Work Contract ($561,000); Johnson Controls, Inc., of Rochester, for the Mechanical Contract ($502,638); and Richardson Brothers Electrical Contractors, Inc., of Ithaca, for the Electrical Contract $135,550). Marchuska is a fairly recent addition to the Ithaca area, and is finishing up a gut renovation of a manufacturing facility into medical offices in Lansing village.

4. Whether or not one approaches this with some election year political cynicism, the proposed $22 million expansion of the airport, largely funded by the state;s recently-announced $14.25 million grant, has significant potential to bolster the local economy. Given Ithaca’s relative isolation and definite distate for new highways, an expanded airport, sometime pushed by airlines rather than quixotic bureaucratic dreams, can help retain existing business and grow the leisure/hospitality trade. The announced move of the NYS DOT from its prime waterfront property to a vacant parcel next to the airport is an added bonus, because once they move, the space will be turned over to the county to do as it wishes – which in this case means an RFP for mixed-use development that could create over $40 million in new private investment, according to the 2015 study.

Plans call for the expansion to start construction this fall and open a year later, which sounds a bit ambitious. The expansion would likely have its environmental review conducted by the village of Lansing, which is not known for its haste or ease of process. Renders of the project (all interior) can be found here.

5. Going back to Varna – 1061 Dryden is for sale, blueprints and all. The asking price is a fairly optimistic $2 million – Gary Sloan, the current owner/developer paid $285,000 for the property in October 2015, which contains an existing home. To quote the ad:

“Shovel ready development site within 1.7 miles or 3 minutes from Cornell University Vet College! Very rare opportunity in the Ithaca area and already approved to build 36 Townhouses. Unit configuration; A Unit (12) 3 bedroom 2.5 baths One car garage. B unit (24) 2 Bedroom 2.5 Baths One car garage. Financial analysis are available to Qualified developers indicating a CAP rate of 7! Confidentially agreement required to obtain financial information on the development.”

CAP rate, or capitalization rate, is a measure to evaluate the potential return on investor for a real estate developer. It’s basically Net Operating Income / Property Asset Value. So if I make 50,000 a year in net operating income on a $1 million property, my cap rate is 5%. In general terms, higher cap rates mean high potential return, but are generally seen as indices of higher risk projects as well.

However, because different markets have different risks and amounts of risks, what is an acceptable cap rate in one area may not work in another. For office space for example, a cap rate of 3-4% in Los Angeles or New York would be sufficient, but for Phoenix it’s 6%, and Memphis 8%, because the stability and growth of the market isn’t as great. Also, CAP rates for multi-family properties are generally among the lowest in asset classes because they’re often the most stable. So CAP rate is a valuable indicator, but it doesn’t tell the whole story.

I hadn’t heard of any issues before this hit the market, and all the approvals are there. The town of Dryden was told not to expect construction to start on this 36-unit property for at least a year. Whether it actually happens is anyone’s guess.

6. Also new to the market this week, a commercial building with redevelopment potential. 622 Cascadilla Street is a one-story, 4.896 SF commercial building occupied by the upscale Zaza’s Cucina restaurant. It also sits in WEDZ-1b zoning, West End Mixed-Use, allowing for a second floor and 90% lot coverage.Nearby, several major projects are approved or in the concept stages, including West End Heights, City Harbor, and the Carpenter Business Park (Cayuga Med) development.

The property is assessed at $875,000, and its current owner, a Massachusetts-based businessman who has been controversial, has been steadily offloading his properties. Should the buyer look like something or someone interesting, expect a follow-up.

7. This is running rather late, but longtime local developer Rocco Lucente passed away earlier this year at the age of 88. The patriarch of the Lucente family of developers (Lucente Homes, later Lifestyle Properties), Lucente started in 1950 as a builder of modest homes and apartments – not ostentatious, but well-suited for Ithaca’s growing middle-class. While it may not have been as profitable per unit, it allowed Lucente to survive the local market crash of the late 1960s, when many of his competitors did not. Lucente also pioneered the idea of renting his newest houses out for a few years before selling them at higher prices thanks to tight supply and value appreciation. With over 700 homes and apartments to his name, much of Cayuga Heights and Northeast Ithaca exists because of Lucente Homes – the town dedicated a section of Briarwood Drive “Rocco Lucente Way” in 2014.

Lucente was not without his controversies, however – the last of his Northeast Ithaca subdivisions, the 47-lot Briarwood II, which was halted by the town over stormwater drainage concerns in the late 2000s, first via moratorium in 2006-07, and then in 2014 by SEQRA concerns and changes to best practices, which led to a lawsuit from Lucente that he lost. This is the forested space between Sapsucker Woods Road and Briarwood Drive.

I had a chance to speak with Rocco a couple of times in my work with the Voice (it started with the Village Solars), and I always found him to be engaged and animated, more than I’d expect for a gentleman of his age. He’d often extol the features of his properties, which I would respond with a polite laugh, because it wasn’t my place to sell them, but he was a businessman through and through. But generally, I found talking with him to be a pleasure. Rocco was a capable developer, working up until the end not out of need but for a love of the work. He will be missed.