News Tidbits 4/7/18: A Day Late and A Dollar Short

7 04 2018

1. It appears the Sleep Inn hotel is moving forward. Building permits for the 37,000 SF, 70 room hotel at 635 Elmira Road were issued by the town of Ithaca on March 23rd. According to the town’s documentation, the project cost is $4.1 million, though it’s not 100% clear if that’s hard costs (materials/labor) and soft costs (legal/engineering/design work), or just hard costs alone.

The Sleep Inn project was first introduced in Spring 2016, and underwent substantial aesthetic revisions to a more detail, rustic appearance. Even then, the project was barely approved by the Planning Board, which had concerns about its height, relatively small lot size and proximity to the Buttermilk Falls Natural Area. The hotel’s developer, Pratik Ahir of Ahir Hotels, co-owns the Rodeway Inn further down Elmira Road. Both the Rodeway and Sleep Inn are Choice Hotels brands, so although the Sleep Inn brand is new to the area (and uncommon in upstate New York), it’s not as unusual as it seems. Given the size, a 12-month buildout seems reasonable. Look for updates as the project gets underway.

2. In a similar vein, the gut renovation and expansion at 1020 Craft Road now has a building loan on file – $1.88 million as of April 3rd, courtesy of Elmira Savings Bank. The existing 10,500 SF industrial building has been gutted down to the support beams, and will be fully rebuilt with an additional 4,400 SF of space. The project is being developed and built by Marchuska Brothers Construction of Binghamton. According to the village of Lansing and the developer, the project will be occupied by multiple medical tenants.

3. The problem with tight publishing deadlines is that if a quote doesn’t arrive in time, you can either put it in afterward as an updated statement, or it gets left out. So on the heels of the report that Visum Development Group is upstate New York’s fastest growing company in terms of revenue (Inc.com’s guidelines were three-year period 2014-16 and at least $100,000 in revenue to start), I wanted to share this for those who might have missed the article update. The statement comes courtesy of Todd Fox, who was asked for comment and responded the following day.

“I would love to acknowledge the Visum team because without them I would never be able to accomplish what I am doing. I’m blessed to have the most passionate and talented people I have ever met. Chris Petrillose is my longest running team member and is the backbone of operations. I also want to acknowledge Patrick Braga, Matt Tallarico, Marissa Vivenzio, and Piotr Nowakowski. They are all rock stars and deserve so much of the credit for our success!

We are currently looking to expand into several new markets, which are as far south as Sarasota Florida and as far west as Boise Idaho. For the Ithaca market, we are essentially hitting the breaks on student housing for Cornell, as we beginning to experience some softening in the market. Our new focus is on for-sale condos and moderate-affordable rentals. We actually have multiple properties under contract and plan to bring about 1,000 to 2,000 new beds online over the next several years.”
Note the last parts. The market for student housing if softening. Visum will focus on for-sale condos and moderate-affordable rentals, things Ithaca could use more of, and 1,000 to 2,000 beds would certainly make a dent in the housing deficit. Of course, proof is in the pudding, so we’ll see what happens over the next several years.

4. The town of Ithaca was less than pleased about Maplewood’s request to extend indoor working hours until 10:30 PM. Labor, weather and building supply (wood frame) issues were cited as reasons for the needed extension. The Ithaca Times’ Matt Butler, who was at the meeting, provided this quote:

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Yikes. The “happy medium” the board finally gave in to was construction until 9 PM on buildings interior to the project site, away from the main roads. The tradeoff is that EdR and Cornell now expect to not have some of the later structures ready until August 20th, practically move-in day for all of Cornell’s on-campus undergrads.

5. Readers of the Voice and Times will know that the county is pursuing some of the $3.3 billion in federal dollars earmarked but not yet disbursed for opioid crisis treatment. While a temporary addiction facility is being prepared, there are plans in the works to open a detox and stabilization facility in Tompkins County. Unfortunately, it needs much more funding to move forward. The new facility will cost $11 million to build and make operational, and so far about $1 million has been received so far in grants.

For the purpose of this blog, I asked about the design beside Angela Sullivan and Senator Schumer – it is a conceptual design for demonstrative purposes, and a location for a new facility has not yet been fully determined. However, they intend to send a press release once a site has been selected.

By the way, the green logo at lower right is a giveaway on the architect – that would be Ithaca’s HOLT Architects, who are specialists in healthcare facilities.

6. New to the market this week, “Clockworks Plaza” at 402 Third Street in the city of Ithaca’s Northside neighborhood. The 12,821 SF building was one of the few sizable buildings built in Ithaca in the 1990s (1993, to be exact), and is on the market for $2.6 million. The current owner, masked by an LLC, bought the property for $1.5 million in April 2016, the same value for which it is assessed.

That came up on the blog here. The buyer was Steven Wells of suburban Boston, who purchased the property in a buying spree that also included 508 West State Street (former Felicia’s, empty at the time) and 622 Cascadilla Street. 508 West State is now rented by Franco’s Pizzeria. Zaza’s still occupies 622 Cascadilla.

As I wrote at the time of sale:

“They all have different owners, and they’re in varying physical conditions. The only thing that unites these three properties is all that are in areas the city as ripe for redevelopment for urban mixed-use in the Comprehensive Plan. Felicia’s was upzoned in June 2013 to CBD-60, permitting a 60-foot tall building, no parking required. 622 Cascadilla is WEDZ-1a, allowing for five floors and no off-street parking requirement. Lastly, 402-410 Third Street is B-4, 40′ max and 50% lot coverage, but allows virtually any kind of business outside of adult entertainment. Those are some of the city’s more accommodating zoning types, so we’ll see what happens moving forward. At the very least, the public relations game will be starting from behind the proverbial eight ball.”

The reason why the public relations game was ‘behind the eight ball’? He was the guy who sold 602 West State Street and adjacent low-income housing properties to Elmira Savings Bank. There were accusations that the transaction between Wells and the bank was poorly handled, with claims that the lease terms of existing tenants were changed improperly, and tenants not being told their homes were being sold. It’s not clear it that’s accurate, because no one would share their documents to prove their claims. But what is clear is that this created a nightmare situation.

 

7. It looks likely fewer people will be living in City Centre than first intended. The initial 192-unit mix was 61 studios, 78 one-bedrooms and 53 two-bedrooms. The newly-proposed mix is 33 studios, 120 one-bedrooms, and 39 two-bedrooms. It also appears the retail space has been reconfigured from four spaces to three, though the overall square footage appears to be about the same. There are some minor exterior changes proposed as well; paver colors, lighting, the types of metal panel used (Alucoil to Overly Dimension XP and Larson ACM panels), landscaping, and exterior vents. Assuming the PDF is accurate, the panel change is slight, but gives the building a slightly darker grey facade. Some of these changes are in response to code and safety discussions, others are likely value engineering.

8. From the city’s project memo, we see Greenstar’s new store (which is going into the Voice) and a pair of new if small projects.

The first is that it appears Benderson is expanding South Meadow Square again. Along with the pair of endcap additions underway, the Buffalo-based retail giant is looking to add a 3,200 SF addition to the west endcap of one of its smaller retail strings. The addition is on the Chipotle/CoreLife strip, next to Firehouse Subs. The dumpster enclosure currently on-site will be relocated to the Panera strip across the road to make room for the building, which will be flush to the sidewalk with…a blank wall. Seems like a bit of a missed opportunity there. The 35′ x 92′ addition has no announced tenant, though 3,200 SF is reasonable for a smaller restaurant or retail space (Chipotle is 2,400 SF, for instance, and Panera 4,100 SF; the stores in this particular retail strip, which includes a vitamin store, tanning salon and barber shop, are in the range of 1,380-4,089 SF). The total project cost is only $132,000, and no construction period is given in the Site Plan Review document.

The second is a “pocket neighborhood” in Northside. Barken Family Realty of Ithaca is planning to renovate two existing homes at 207 and 209 First Street, and add a new 2,566 SF two-family home behind the properties. They would be set up as a “pocket neighborhood”, consolidated into a single tax parcel with a common area, picnic tables and raised plant beds. The fence would be repaired and the gravel driveways improved. No demolition is planned, but five mature trees would come down to make way for the new home (6-8 new trees will be planted).

Hamel Architects of Aurora designed the new duplex, which is intended to quietly fit into the neighborhood context. Each unit will be two bedrooms. The $265,000 project would be built from October 2018 to March 2019.

9. We’ll finish this week with a potential new build. The above project was first showcased on STREAM Collaborative’s Instagram at an early stage. It is a 3.5 story, 11,526 SF building with 10 units (6 one-bedroom, 4 two-bedroom), and the two one-bedrooms on the first floor are live-work spaces – the front entrances are workspaces for home businesses. It is proposed along West Seneca Street, and only the south side of West Seneca allowed for mixed-uses like live/work spaces. Materials look to be Hardie Board fiber cement lap siding and trim. The design is influenced by other structures along West Seneca, and a bit from STREAM architect Noah Demarest’s time with Union Studio in Providence, Rhode Island, where he worked before setting up his own practice back in Ithaca – there are similarities between here and Union Studio’s Capitol Square mixed-use design in Providence.

The project actually was sent with its name and title, but fingers crossed, it will be part of a bigger article.

 

 

 





News Tidbits 3/31/18: A Bit of a Lull

31 03 2018

1. In Lansing, a local developer seems to have gotten the message when it comes to a small senior housing project. As reported by Dan Veaner at the Lansing Star, the latest version of Eric Goetzmann’s Lansing Meadows calls for 20 2-bedroom units ~1500 SF (square feet) each in ten buildings along a loop road, “Lansing Meadows Drive”. The project uses the entire parcel, with the eastern end set aside for a small (less than 2500 SF) neighborhood retail component.

Goetzmann is less than happy with the latest version, saying that financially it doesn’t work, but he needs to get something built to fulfill the requirements of the BJ’s tax abatement in 2011 – the senior housing component of the project has been delayed so long, the county has prepared legal action to recuperate abated taxes if Goetzmann doesn’t get the senior housing started ASAP. The answer at the last pair of meetings went from “I just want to get this done” to “We’re looking to build 12 units and if we’re successful we’re looking to build some more, which really didn’t bode well for negotiation – at this point, a low or breakeven ROI is a price Goetzmann is willing to pay over paying the county and village millions. The Planning Board is satisfied with the newest design, and a vote to approve a special permit to start construction could be as soon as April 9th. The actual construction docs would take ten weeks and the project has to go out to bid contractors, but Goetzmann is optimistic the units will be built this year.

It’s a quiet month otherwise for the village, with a cell tower and a parking lot expansion the only other things on the latest agenda.

2. Let’s take a quick look at some noteworthy sales from the past month:

The Belleayre Apartments at 702 Stewart Avenue sold for $5,434,500 on the 22nd. The seller was Sebastian Mascaro, who some readers might remember because he previously owned the Chapter House before it burnt down. The buyer was Kimball Real Estate. The 44-unit building, which retains classic Collegiate Gothic details popular when it opened in 1933, is assessed at $3.85 million. Mascaro had paid $4.25 million for the building in November 2011. Don’t expect any big changes here, but it’s evidence of the strength of the local multi-family market.

9 Dart Drive, a 4.56-acre vacant parcel in the village of Lansing, sold for $52,500 to VPA Development on March 22nd. Yes, there is something planned here – the village Board of Trustees is aware. VPA Development’s mailing address is the same as local businessman Nick Bellisario, who is building warehouses on Hall Road in Dryden, and is a partner in the Varna Tiny Timbers (The Cottages at Fall Creek) project. Zoning here is the village’s Medium Density Residentialsingle-family and two-family homes, schools and religious facilities. Zoning is one unit per 20,000 SF for a single-family home, 25,000 SF for a duplex. So in theory, perhaps 8 or 9 home lots if single-family.

3. One of the questions that makes a fairly regular appearance in the inbox – will Maplewood finish on time in July 2018? It’s a good question, one that Cornell and EdR are damn determined to give a yes answer for. To make up for weather delays and other issues, the Maplewood construction team is requesting to do interior work to as late as 10:30 PM Monday-Friday. Keep in mind, this is on top of the Saturday hours and previous workday extension (four hours, two on both sides, to 7 AM – 7 PM). The town of Ithaca, which has to approve these changes, seems amenable to it so long as no generators are operating, doors and windows are closed, and supervisory staff is present – basically, don’t disturb the neighbors.

At last check, unseasonably cold and wet weather over the past several months had led the project to fall behind, and subcontractors to move to steadier jobs elsewhere. The project has fallen as much as 25 days behind schedule. The extensions, if approved, would create an 85.5 hour construction week, manned by different crews.

Side note, the town of Ithaca hasn’t had much else to review lately – the planning board has only had two meetings out of the scheduled six so far this year. The other projects were a single-family home lot subdivision on Trumansburg Road, and renewing the approvals for New Earth Living’s 31-unit Amabel single-family ecohousing development on Five Mile Drive. I have not seen anything underway when I’ve driven by, and the website has not been updated in a while, so it’s nice to know that something is still in the works.

4. For good housekeeping – things are slow in Dryden, so slow they cancelled their monthly planning board meeting. Things are also fairly slow in the town of Lansing, where the big controversy is a plan to relocate the shooting range for Lansing Rod & Gun. The issue is that environmentalists have criticized the gun shot’s proposal for lead shot remediation, as well as saying the range is too close to Salmon Creek. The town is still reviewing documents and has yet to make a decision.

5. Recently, the Collegetown Neighborhood Council floated a Business Improvement District (BID) similar to the Downtown Ithaca Alliance. The reception was lukewarm, according to the Times’ Matt Butler. It’s not that the concept is disliked, although some smaller property owners are a bit nervous about being outvoiced by bigger players. It’s more a concern that a BID would likely be financed by a property tax surcharge, something that the county’s (and arguably, one of upstate’s) most expensive neighborhoods would rather not have to deal with. A DIA-type group may engage in security, local beautification, event planning, or other needs as the business owners as we see fit; as of now, it’s still just a hazy idea, but we’ll see what happens with it.

6. The relative quiet in the project pipeline extends to Ithaca City. At the February planning board meeting, U-Haul corporate had submitted plans for a 5-story building that, in the words of Matt Butler, “they kicked that idea to the curb….just bludgeoned the dude.” Apparently it was too much – too big, too tall, no attractive. Also, the project for 207-209 First Street is not as bad as initially feared. Both existing two-families will be renovated, but not torn down, and a new duplex would be built at the rear of the property lots. The board says it could be similar to the Aurora Street Pocket Neighborhood, and was supportive of the plan overall.

This month was one of the quietest meeting agendas I’ve seen in years – the only project up for formal review and approval was the Stewart Park Inclusive Playground, as well as updates on the Chain Works District zoning, and the City Harbor plans. City Harbor was a late addition. There is plenty in the pipeline, some of which will come forward in the next few months; just seems there’s a bit of a lull at the moment.

7. Just a reminder – meetings for the East Hill Village neighborhood-scale proposal will be held at the The Space @ Greenstar on Monday 4/9 (an update of the past several months, 4/11 (workshops for concept designs), and 4/12 (presentation of preferred concept designs and alternatives). All meetings will be 6-8 PM, and the public is encouraged to attend.

Here’s a copy of the presentation from last May’s meeting – not anything groundbreaking, but it makes it clear that Cornell’s land holding are much more patchwork than folks might realize. I suppose the owner of the East Hill Car Wash stands to make a pretty penny at some point.





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





Harold’s Square Construction Update, 2/2018

22 02 2018

Not all cranes come on wheels. Many larger cranes are assembled and disassembled on site. A concrete crane pad is formed and poured to provide a base for the crane, with the pieces assembled upward from the base. That’s what you can see in the photos below. The size can vary depending on the size of the crane required, whether it’s free-standing or tied-in, whether there are rock anchors that can be used, and the soil upon which it and the pad will rest. Here, the crane pad will rest on a thick, firm mud layer beneath, and the concrete will be reinforced with a tied-in (meaning the grid bars are tied together) steel rebar grid. According to the Harold’s Square website, the crane pad itself will rest on a 4’6″ deep concrete, 38′ x 38′. Keep in mind, there will actually be two cranes on-site. The one mounted here will be the heavy-duty 300-ton crane, but they construction team will use a mobile 55-ton crane as well. The elevator pits are also being boxed and formed.

All the piles have been driven in at this point, and the sides of the site have been shored up as necessary with lagging and steel H-beams. The low-rise Commons-facing portion of the building will utilize an 18″ rebar-reinforced mat slab foundation, while the tower portion will have a 30″ rebar-reinforced mat slab. These pours should happen by mid-March. The structure will be anchored into the foundation, which will evenly distribute the weight and support the floors above. After the foundation is in, the only way to go is up.





Maplewood Redevelopment Construction Update, 2/2018

19 02 2018

There is so much going on here – it kinda blows my mind because a development of this acreage and number of units is extremely rare in a place like Ithaca, where highly subdivided lands make large acreages difficult to find or assemble, the financial and labor capacity for a large build is limited, and review processes are stringent and rather burdensome. With the exception of a few townhouse strings towards the middle and the community center, it looks like almost everything else has moved into the framing stage. In contrast to the renders, the townhouse strings are showing greater color variation in their brick and fiber cement panels – some are navy blue boards and orange-red brick , while others are jade green boards with maroon brick. Same goes for the apartments, some of which have a navy/orange-red scheme, while others are faced in different shades of grey panels. This helps to create more visual interest and differentiation between otherwise similar structures.

Embedded below are a couple of mock-ups from the on-site display unit inside the leasing trailer. It’s not a bad setup, though on a random note, no one in their right mind would hang a picture frame so close to the top of their bed. The units will come furnished. For those interested, the rental website can be found here. Also included below at the end are a few interior renders, of the community center, a study lounge, the fitness room and a bathroom (not a part of the walk-through mock-up).

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link here (updated ~15 minutes).





400-404 & 406 Stewart Avenue Construction Update, 2/2018

18 02 2018

This pair appears to be coming along quite nicely. 400-404 Stewart Avenue is looking good. GAF asphalt roof shingles are being laid over the Raptor brand underlayment. The trim has been attached, with some of the ornamental board starting to go up aside the brackets. The cornice and bracket trim is to be painted grey and black, as are the gables on the dormers (I guess they do technically count as gable dormers on a mansard roof, even with the pitch as steep as it is). It has a vaguely Georgian colonial feel to it; the design is a heavy nod to the original building design from a century ago.

Most if not all of the Redland Heritage SWB brick is attached, and the overhangs have been framed and sheathed, with some underlayment applied – these will actually be finished with more expensive but historically appropriate (simulated) slate shingles. The transom windows and picture windows of the first floor retail/bar/restaurant space have been fitted, but the trim has yet to be attached. The bluestone veneer at the base is largely complete. The doors have yet to be fitted, as do the heavy brackets and ornate detailing of the first floor exterior.

Advertisements for the upstairs apartments has yet to make an appearance, but there are ads going around for the retail space (3,000 SF, $35/SF).

As for the new 406 Stewart Avenue, the mismatched rough window openings on the front facade appears to have been fixed. The recessed front porch is framed, and if I’m seeing it right, the stonework is already in place at the base. The construction crew is starting to cut out the openings from the Huber ZIP panels on the third floor. It is definitely a different interior layout than they had in mind when the renderings were presenting – there are substantial differences in the fenestration of the building’s north face.  The gable roof and dormer has yet to be framed, but if they’re aiming for a Q2 and Q3 opening, they look to be on track from a glance.





210 Linden Construction Update, 2/2018

18 02 2018

So here’s some good news – 210 Linden Avenue is moving forward once again. The city’s Board of Public Works (BPW) held a special meeting on the 30th that would create a loading zone in front of 210 Linden Avenue. This is important because the new state fire code restrictions say no construction can occur along Linden since the street is no longer considered wide enough. By eliminating the parking space in front of 210 Linden and replacing it with a loading zone, it created a “wider” street since a fire crew would no longer have to worry about parked cars along the street frontage. This made it easier for the project to obtain a fire code variance from the state.

BPW is ostensibly not a fan of the arrangement, but given that the developer (Visum) was notified by the city of the change after the existing building had been torn down, they were willing to grant the loading zone given the unique circumstances.

Well, mostly unique. One other project was subject to the the same issue under very similar circumstances – Novarr-Mackesey’s 238 Linden Avenue. That project team is also asking for a loading zone during this month’s BPW meeting, and hopes to be granted a state fire code variance as well (and 210 Linden gives them reason to be optimistic). While every future project planned for Linden is now in limbo, it appears likely these two will be able to move forward.

Also in the good news category, a state fire code variance was granted for another Visum project, 118 College Avenue, under the expectation that the city and NYSEG will follow through with their plans to bury the power lines on College Avenue in the next two years. With the lines to be buried relatively soon, the state felt comfortable granting the variance for a building taller than 30 feet (118 College is just under 45 feet).

The buildings are aiming for an August 2018 completion. They are wood-framed structures, which in comparable economic circumstances, can move along faster than a concrete or steel. Even then, it’s still going to be a tight deadline for William H. Lane Inc.

A glance at Zillow shows that the basement 1-bedroom unit appears to be spoken for (the basement unit was a modification to the original plan, perhaps because many amenities will be shared with its siblings 201 College and “The Lux” at 232-236 Dryden Road), but the nine 4-bedrooms/2-bath units (1,365-1,440 SF) have not. Zillow says there are ten 4-bedroom units – that doesn’t seem correct. They are going for $4,400 apiece, or $1,100 a bedroom. That’s actually a sizable price drop from the $5,000/month they were being offered for before the fire code debacle.