Maguire Ford-Lincoln Construction Update, 8/2019

14 08 2019

The north wing of the Maguire Ford-Lincoln dealership is about as gutted as it can get, with nothing left but the foundation footers, the concrete slab, and the structural steel.

New rebar is being kept on site for the foundation slab of the new additions, with a steel mesh likely intended for the concrete pour. The mesh will be laid into the excavated footprint and used to strengthen the concrete as the slab hardens. It’s a little hard to tell from a distance (the fencing perimeter is quite large, given that some of the site is still actively in use for car sales), but it looks like wood forms have been assembled for pouring and curing of the foundation walls and footers for the northwest addition – the northeast addition is not so clear, because the large soil mound blocks it from view. The trailer on site belongs to Breton Construction of Attica, perhaps for subcontracted excavation or foundation work. G. M. Crisalli & Associates is the general contractor.

The last I checked (drive-by a few weeks ago), work had yet to start on the new Maguire Nissan in the village of Lansing. Nissan will relocate from this site to their new showroom across town when it is ready in about a year. (It’s a strange combination of automakers. Ford and Nissan shared design and mechanical work on the Nissan Quest/Mercury Villager minivan back in the ’90s, but I can’t think of any other overlap between the brands.)

Project information and a detailed history and description of the Maguire Ford-Lincoln reconstruction can be found here.

Final site plan.





Harold’s Square Construction Update, 8/2019

10 08 2019

As noted by a few different news outlets including the Voice, the tower crane for the structural steel assembly has been taken apart and removed from the site. This work required about five days, the temporary clearing of some street level fixtures, and a deconstructing crane. 14850.com’s Rachel Cera won the blue ribbon for best title: “Crane-deconstructing crane coming to deconstruct construction crane on the Commons”. The formal topping off ceremony was June 27th.

We’re pretty much looking at the full scale of the building now, except from the mechanical penthouse on the roof (mechanical penthouses are generally not considered to be a part of building height because they’re not habitable space). Concrete pours have been completed on all 12 floors, and fireproofing is up to the 11th floor, with interior stud walls and initial utilities rough-ins underway on the lower levels. The fireproofing is being done by J&A Plastering and Stucco of Syracuse – click the link to see some of their on-site crew in action.

On the Commons-facing side, some Georgia-Pacific DensGlass fiberglass mat sheathing has been attached to the exterior stud walls – it may look rather ungainly now with the monolithic street face, but the variations in the facade will help, as they change up materials and patterning to create the impression of individual buildings with a less imposing scale.

It looks like Northern Mast Climbers of Skaneateles has the subcontract for the exterior facade work, and interior furnishings (flooring, cabinetry, countertops, furniture, and appliances) will be supplied by Metzger Inc. of suburban Buffalo. Harold’s Square’s apartments are listed for rent online, but you can’t actually apply, and the data’s outdated anyway – it still says 108 units, but 30 microunits were eliminated for more office space.

Look for a spring 2020 opening, a little sooner on the office and retail space, a little later for the apartments. The WordPress for the project can be found here, and the Ithacating project description here.





105 Dearborn Place Construction Update, 8/2019

7 08 2019

The 12-bedroom, 16-person luxury senior home under construction at 105 Dearborn Place is substantially complete. The stone veneer is being attached to the base, and Schickel Construction is building up the porte cochere, with decks and patios soon to follow. Landscaping and paving will come at the end of construction. Also, note the heat pump on the exterior in the lower right of the third photo. The exterior finishes appear to be durable, detailed and of high quality, befitting for a high-end independent living facility. According to developer, Bridges Cornell owner Elizabeth Classen Ambrose, the new building will have a “grand opening” event later this year. Some lavish renders from the project website follow at the end of the post (I have no idea what the small structure is next to the house – a playhouse for visiting children?). Quick aside, while this blog refers to the project by its street address, Bridges staff prefer it be called “The Craftsman”.

An interesting side note, Classen Ambrose picked up the relative new (2005) single-family home at 116 Dearborn Place for $900,000 on June 6th. However, no redevelopment is planned. Apparently, some fraternities had been looking at the property, and to prevent some raucous neighbors from moving next door, she bought the property and intends to rent it out as she sees fit. It’s not uncommon to hear in the Voice comments, “if you don’t want [xyz] happening next door, buy it,” and in Classen Ambrose’s case, she did. Classen Ambrose has also joined the City Harbor development team as a project investor, and by the time this piece runs, there will be a related piece of news on the Voice’s website.

More background info about the project can be found here and here.

 





Library Place (Old Library Redevelopment) Construction Update, 8/2019

7 08 2019

With tax abatement approvals in hand, construction on the 67-unit Library Place project is set to move forward. According to the project website, at the moment 20 steel test piles are being driven into the ground to verify the correct depth to the subsurface layer that will support the weight of the structure (the library’s foundation is being reused, but the new 4-story building is heavier and has additional load bearing needs). If all goes well, the remaining 60 piles will be delivered and driven into the ground, with pile driving work to wrap up around Labor Day. This is somewhat later in the year than first anticipated.

It looks like the pile driver in the photos below came from Ferraro Pile and Shoring Inc. of Buffalo. Some grading and surveying equipment is also scattered about the site. LeChase Construction is the general contractor for the project, and Travis Hyde Properties is the developer for the senior housing project.

Quick aside – I can generally tell how familiar readers are with Ithaca when they email asking questions about “Mr. Travis Hyde”. Quick refresher, Travis Hyde is led by company president Frost Travis of the locally prominent Travis family of developers, and his brother-in-law, company vice-president Chris Hyde.

The 50 year-old time capsule from the Old Library was recovered and opened in a public ceremony; coverage of that and the contents can be found courtesy of my Voice colleagues here. The full history of the project and a description of the plans can be found here.





119-125 College Avenue (College Townhouses) Construction Update, 8/2019

6 08 2019

Novarr and Proujansky’s 67-unit apartment project is coming along on College Avenue. The four-story buildings are fully framed, sheathed with gypsum panels, and coated in a waterproof barrier. Atop the barrier, the construction team is attaching steel clips and rails that will be used to attach the fiber cement and zinc panels, both of which are a similar hue to those at the 238 Linden project. Red corrugated metal accents along the window frame give the project some visual interest, as do the curvaceous steel-framed window bump-outs.The stainless steel panel at the front will host the building address number and highlight the main entrances. These mimic townhouses from the front and the buildings were more townhouse-like before the changes in the fire code rendered the old design unusable, but they’re essentially traditional apartment buildings with a design twist.

Many but not all of the windows have been fitted, and interior buildout (mechanical/electrical/plumbing rough-ins) is underway. The specialty blue tape around the just-installed windows helps to seal off any potential gaps between the building structure and the aluminum frame. You can catch a glimpse of it in the photos, but the top level of the interior courtyard-facing walls have a glass curtain wall. This project seems to be on track towards its expected late January completion.

More information about the project can be found here.





815-17 North Aurora Street Construction Update, 7/2019

18 07 2019

This project rose quietly and quickly. 815-17 North Aurora is a small infill project in Fall Creek, replacing what was previously a significantly deteriorated two-family house. It was one of the typical “urban farmhouses” popular in Ithaca in the late 1800s and early 1900s, with major, unsympathetic additions tacked on at a later date. Under its previous owner, who purchased the property in 1999, the house started a gut rehab, but only got through through the “gut” part and never got to the “rehab”.

In June of 2018, the property was placed on the market for $269,000, and the listing noted small-scale redevelopment potential, that the city could conceivably allow the dilapidated house currently on the lot to be taken down and redeveloped into two two-family homes per zoning. For smaller developers, this was an opportunity. Fall Creek has become Ithaca’s walkable, urban darling in recent years so the market would support a plan, provided that the neighborhood or city didn’t object. The site could never host some grand multi-million dollar project, but it was a chance to build something complementary to the neighborhood, and add density through modest urban infill (Historic Ithaca objects to anything involving a teardown being called infill, but the textbook definition is more accommodating).

The opportunity the site held was right up the alley of a family of local owner/developers, the Stavropoulos family of West Hill, who own the State Street Diner and a growing portfolio of rental units under the name “Renting Ithaca”. The Stavropoli have redeveloped several properties in the past few years, including 1001 North Aurora Street (4 units), 107 South Albany Street (11 units), a two-family home at 514 Linn Street, and a two-family unit planned for 209 Hudson Street (they originally applied to build two two-family buildings, but reduced it to one after neighborhood pushback). Their M.O. is basically small-scale rental infill, nothing especially large or ostentatious, and with that they go under the radar for the most part. In short, this R2b-zoned site is a perfect fit for them. They purchased it for $235,000 on March 7th.

The project involves teardown of the original structure, and replacing it with two two-family structures, four units total. Each will be three bedrooms and 1,290 SF. Their usual architect of choice, Daniel Hirtler, has designed the structures to fit in with the Fall Creek vernacular, with recessed entries and aesthetic details (such as a transition between fiber cement shakes and clapboard siding) for visual interest. The buildings are positioned so that one is in the front of the lot, one at the rear, and only the front structure is visible from most public viewsheds. The site includes two parking spaces and a two-car wood-frame garage with new landscaping and utilities. Heating will come from electric heat pumps, and while the roofs will be capable of hosting solar panels, those aren’t expected to be included as part of the initial build. LED lighting, energy efficient appliances and water heaters, and high-efficiency spray foam insulation are included. This project would very likely meet the new Green Building Policy Requirements if in place.

The $627,000 development should be complete by August per Site Plan Review documents, a clear nod to having the units ready in time for the next academic year. Fall Creek tends to be less desirable to undergrads at Cornell because of the distance (<1% of total population), but graduate and professional students often rent in the neighborhood (~9% of graduate/professional students at Cornell live in Fall Creek).

Rather unusually, this project actually got some significant pushback from the Planning Board, which tends to be more acquiescent towards smaller projects; some of it had to do with the project itself, but it was also proposed while the city was hotly debating the merits of infill, a discussion that still continues. The argument was that the project will be rentals, would probably never be owner-occupied, and the board was questioning the merits of approving a project that would likely bring in students to the neighborhood and detract from Fall Creek’s “character”. In response, the initial plan for four parking spaces was replaced with two spaces and a two-car garage, with the newly freed space turned into an outdoor common area. A porch was added to the street-facing duplex, and a den in each unit to make them more family-friendly. All in all, there were four revisions from the first submission in October 2018, to final approval in February.

If you’re wondering about the color swatches – the lower level fiber-cement lap siding will be Sherwin-Williams “Knitting Needles” (light grey), and the front door and shake siding on the upper levels will be S-W “Westchester Grey”. Personal opinion, Ithaca is naturally grey enough as it is, but that’s just one guy’s take. Trim boards will be gloss white and the roof shingles will be Owens-Corning TruDefinition Duration Estate Grey. The concrete base, naturally grey, will remain exposed or potentially get a parge coat, the design plans left either option on the table.

The slab foundation is in, and the buildings are framed, sheathed in plywood ZIP Panels, roofed, shingled, some roof trim boards have been attached, fiberglass windows have been fitted, and the PVC sewer line is clearly visible in its trench. The inside of the wood-frame structure is framed out, and utilities roughs-in (mechanical/electrical/plumbing) are underway. Sorry folks, this one sneaked up on me – demo permits were filed in March, building permits May 20th. Hopgart Construction of Horseheads is the construction manager.

Early drawing.

Final design.





News Tidbits 7/4/19

4 07 2019

1. According to the village of Lansing Code Enforcement office, IJ Construction (the Jonson family) will be starting construction on another “6-plex”, or another six-unit string of for-sale townhomes on the southwest corner of the intersection of Bomax Drive and Nor Way. The units being completed now have sold at a decent clip, with two units sold and a third pending. I believe offhand they have to do streetscape / street lighting improvements before the other three can be sold.

In all probability, while the finishes and details will likely differ as they have in all of the townhome strings at the Heights of Lansing development, these will likely be 3-bedroom, 3.5 bath 2200-2400 SF units intended for sale in the upper 300k – lower 400k range. Previous units have included granite countertops, stainless steel appliances, electric heat pumps and other premium and/or eco-friendly features. Expect these stick-built units to be ready for occupancy sometime next spring.

Meanwhile, the Pizza Hut at 2301 North Triphammer Road is for sale, and the code enforcement officer had heard a rumor a hotelier was looking at it. However, at present, the 3,003 SF 1990s building is still for sale, with a listing price of $995,000. At 1.29 acres, the property could comfortably accommodate a 60-80 room hotel provided it was 3 floors, which is what the village allows. The more recent minutes suggest that the owners are looking for ideas, and that Pizza Hut will be calling it quits regardless.

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2. The proposed downzoning for the 300-500 Blocks of West State Street is being sent back to the Planning and Economic Committee for further revisions. The Common Council voted 8-2 (1st Ward councilors Cynthia Brock and George McGonigal opposed) to explore proposed amendments by councilor and 2nd Ward/State Street Corridor rep Ducson Nguyen. The amendments include maximum facade length, a hard limit on maximum footprint, and a 4 floor setback / 6 floor max vs. the 3 floor setback / 5 floor allowed.

3. Common Council also voted unanimously to support the INHS PUD for the Immaculate Conception Site. While some quibbles were had for more for-sale units and for larger apartment units for families (3 bedroom+ units are historically the hardest units to fill because of the limited number of applicants), the board expressed appreciation for the project on its merits and gave them the green light to go ahead with review by the Planning Board. The $17 million mixed-use project, which will include several thousand square feet of non-profit office space (the exact amount is in flux) and 78 housing units, is aiming for a Q4 2019 – Q1 2022 buildout, pending grant funding.

4. Also unanimous votes – a vote to support City Harbor’s funding application to the state for grants to fund the public proemande to be built at the development; the award of $70,000 in CHDF affordable housing grant funds to the 4-unit 402 South Cayuga Street for-sale townhome project by Ithaca Neighborhood Housing Services (INHS); cleanup of accessory dwelling code language and some law tweaks (not the same as infill), and a resolution to continue looking at a joint city-county police facility.

5. In potentially big news, thanks to a bipartisan effort of Democratic Assemblywoman Barbara Lifton and Republican State Senator Tom O’Mara, Tompkins County (and only Tompkins County) is now legally permitted to use county funds to support affordable housing development and preservation.

Here’s why that matters. Some of you might be familiar with the joint city-county-Cornell Community Housing Development Fund, which disburses a few hundred thousand dollars each year towards affordable housing projects, up to $400k for an owner-occupied project, and $300k for a rental, supporting the renovation or construction of 556 units since the program launched in 2009. A year might see $600-800k in grants disbursed.

Now here’s the caveat to the city and county contribution; it’s limited because those are federal and state grant funds. They were never allowed to fund a project directly, another government body was the middleman, and it takes time and effort to get those grant dollars back down the line. That slows down the development of affordable housing, and if the grants aren’t awarded for whatever reason, it could greatly curtail the CHDF, which creates the kind of uncertainty that developers seek to avoid, and less likelt to hash out a plan if they think the fund is ever at risk.

CHDF funds are often seed money; they’re hardly ever large enough to fund the development of an affordable housing project on their own. But the awarding of funds shows the community is interested in a certain project, and that development team can then pursue complementary (and usually much bigger) funding sources with a greater chance of being awarded grants. Typically, the funds aren’t disbursed until the project has all of its funding assured and is ready to go – for example, the county’s $100k portion of the $250k awarded to Lakeview Health Services for their 60-unit West End Heights projects in Round 16, is only being voted on to be disbursed now since the project has finally obtained all the funding it needs.

So what does this change mean? The county is expecting to have several applicants with affordable housing plans over the next few years, seeking up to $2.5 million in CHDF funds. Tompkins County is looking to put together a $3 million Housing Capital Reserve Fund with dollars from the county’s general fund, which could then be used as grant money to support infrastructure, development of affordable housing, studies to examine where it would best be built and make the greatest contribution (i.e. bang for the buck) and so forth. Potentially, this new fund that they are now to legally allowed to set up could assist in the development and preservation of another 400 units of affordable housing across the county.

6. On that note, the latest CHDF funding round appears to be a modest one; $80,000 to Habitat for Humanity for the construction of two new homes (30-60% area median income, or AMI) alongside the property under renovation at 1932 Slaterville Road in Dryden, $38,940 to INHS for the renovation of an existing house at 28 Crystal Drive in Dryden, which will sell to a family making 80% AMI and incorporated into the Community Housing Trust to keep it affordable, and $27,800 for an 80% AMI rental unit to be built in the back yard of 622 West Clinton Street in the city of Ithaca.

Quick update on the soon-to-be-built INHS apartment development at 203-209 Elm Street. They’re calling it “Cayuga Flats”. Sure, British English is hip/cosmopolitan, but there’s a bit of well-deserved eye roll. Also, play on words here, that site is by no means flat. The building two stories in the front, three in the back.

The project replaces 14 housing units of varying age and ownership, four of which were condemned because the foundation was crumbling, with a 12,585 SF, 13-unit apartment building containing ten one-bedroom and three two-bedroom units, in the 30-60% AMI range. The project cost for this development comes in at around $2.76 million and the design is by SWBR Architects of Rochester. Build out will take about 12 months.

On a related note, as INHS grows into a regional affordable housing developer, it will be tackling its second project outside of Tompkins County, a mixed-use project on a large vacant lot in the village of Watkins Glen. The project on Second Street will include 34 apartments for those making 47-80% county AMI, and a 7,341 early childhood education center on the ground level.