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).





News Tidbits 12/2/17: The Changing Calculus

3 12 2017

1. Perhaps the big news of the week is that Visum Development Group’s project for 311 College Avenue (the Nines restaurant and Bar) was revived after negotiations with the seller moved in a favorable direction. This time around, it appears that Visum is bringing something close to an “A” game proposal; Jagat Sharma is still the architect of record, but Visum’s VP for New Market Development, Patrick Braga, had a heavy hand in the design work and historical research. The designs produced are more historically inspired and embrace some of the elements that make the old fire station attractive to the public – the first floor doors will pull up like garage bays or slide open to create a sort of open-air loggia on warm days, and a cornice element is retained. Floor to roof will be about 66 feet according to the Times’ Matt Butler, and still contain about 50 1-bedroom and studio apartments as well as 750 SF of retail. For the record, he and I did a bit of collaboration on describing the architectural features before we ran our respective stories.

The sketch plan had a kinder reception from the Planning Board this time around, if still cautious. Even though John Schroeder made it clear he would never accept any plan for The Nines, he said something to the effect of, if this design were proposed for any other MU-2 in Collegetown, he would have no problems with it whatsoever. The rest of the board did a quick poll to see if the other members would at least entertain a proposal, and no one else said no, so the project is considered active.

Now, things can get a little awkward from here. The city planning director, JoAnn Cornish, made it clear that they could move forward with design if they want, but there’s a risk that the property may get landmarked before they get approval. Speaking with the city historic preservation director Bryan McCracken the day after the article, he said that a decision on whether or not to move forward with the landmarking process would be on the agenda for the ILPC’s December meeting. If they move forward, it still has to go to Common Council. I had previously heard through the grapevine that the council was favorable to landmarking in the case of the Nines, but that was before Visum brought forward a new plan. The truth is, things are fairly unpredictable at the moment, and it’s a matter of waiting and watching how different stakeholders act and react.

2. I like Matt Butler, he has time to do the stories that I can’t. This time, a look into the plans for a centralized government facility at the site of the Central Fire Station on the 300 Block of West Green Street. That study is still active, under the guidance of Kingsbury Architecture and TWMLA, as is the second study for a combined Public Works facility. The appraisal process and estimates of cost are also still underway.

It’s kinda a given that this would have tremendous impacts, as noted in the Voice. A lucrative Collegetown site and other redevelopment sites would be on the market, and hundreds of workers and daily visitors would extend Ithaca’s core down State Street, which the city wants, considering it to be one of the few directions downtown can expand towards without compromising too much of Ithaca’s existing urban fabric. The ILPC would need to sign off on plans due to the fire station’s proximity to the “Downtown West” historic district (it actually contains the IFD’s parking lot for the sake of contiguous parcels), so “super-edgy hypermodern” probably isn’t on the table design-wise. The city also has to make a decision relatively soon – the current city hall (former NYSEG HQ, built 1939) and “Hall of Justice” (1920s, renovated/expanded 1964-66) are in need of major renovations.

3. Also on the visionary end of discussion are future plans (2020 onward) for Collegetown’s transit network. Here, it is often a delicate case of balance; it’s a dense, lucrative secondary core of the city, but parking and traffic are problems, as is the lack of infrastructure for pedestrians and bicyclists. One option being explored is a new bike lane up College Avenue that would eliminate 35 parking spaces (and was not well received), and the other is a more modest plan that largely keeps College Avenue as is, which many didn’t like either.

Perhaps the most interesting note from the article is that the city is examining the feasibility of expanding the Dryden Road garage by adding additional floors to the 1980s structure. The Dryden Road garage has the highest parking rates and a high occupancy, and is the most lucrative of the city’s four garages. The city is also looking at incentives for on-site parking, which to be honest, probably isn’t going to work in Collegetown for a number of planning and financial reasons (i.e. a developer will make a lot more from a rentable unit per SF, than from a parking space per SF).

4. Nothing much of note from the town of Ithaca Planning Board agenda. The owners of a former convenience store at 614 Elmira Road are seeking to perform minor renovations to the building for a bottle and can return (to be called IthaCAN & Bottle Return), and Maplewood is asking the town planning board permission to work on Saturdays in a mad dash to have the 872-bed complex ready for occupancy before August. Normally, renovations don’t need to visit the board, but the zoning for the Elmira Road requires a visit for each change of occupancy/use.

The city of Ithaca’s Planning Board memo is short as well, just the long-brewing plans for a garage-replacing addition to 115 The Knoll in Cornell Heights. The 1950s garage will be replaced with a 4-bed, 2-bath addition for Chesterton House, an all-male Christian interest group Sophia House, an all-female Christian group.  It appears the design has changed very little if at all since the plan first became public in May. The $349,900 addition, designed by STREAM Collaborative, would be built in the Spring and Summer of 2018 for an August opening. (Correction: Chesterton House is next door and owned by the same group. The project is for Sophia House. Thanks to Lyn for catching that.)

5. Local developers Steve Flash and Anne Chernish (d/b/a Rampart Real LLC) will be taking on a partner in the 323 Taughannock project. The couple sold a $203,000 stake in the 8-townhouse plan to Arnot Realty of Elmira (d/b/a 323T LLC) on the 22nd. For Flash and Chernish, it gives them a much bigger partner with experience and connections to contractors; for Arnot, it gives them a toehold in the buregoning Ithaca market, their first step into the city. The deed explicitly states this is a joint venture.

6. So this is interesting. On Friday 12/1, an LLC purchased an industrial/office building at 37-40 Elm Street in Dryden for $260,000. The property was built in the late 1980s and is about 25,000 SF, with a warehouse, manufacturing space, office space and three apartments.

The buyer was an LLC, but the LLC filing address traces back to 312 Fourth Street in Ithaca, a 13,800 SF complex of buildings and warehouses home to the All Stone & Tile Company, Ithaca Ice and Strawbridge & Jahn Construction. So either someone is growing out of space and the others are staying, or they are all moving. If they are all moving, that could be an opportunity. Zoning is B-4,  which allows a very wide variety of business and residential uses. Zoning is 4 floors/40 feet maximum height, 50% lot coverage, but being on the tip of the Waterfront/West End corridor, my suspicion is that the city could be a bit flexible with zoning variances for density and/or affordable housing. The only places one finds B-4 zones are the fringes of downtown, so it’s not well-suited for big projects, but there’s room to explore options. Of course, the electrical substation next door isn’t ideal, and the property isn’t even up for sale, but this is worth keeping an eye on.

7. So, there’s no real avoiding it this week – the tax bill in Congress. It really hurts Tompkins County. I did my one and only tweetstorm to cover some of the issues, and most of it still holds. Two last-minute changes softened the blow between then and now. One was the inclusion of the Collins amendment to reinstate a $10,000 cap on SALT (State and Local property tax) deductions, since the original Senate bill had no deduction. The other was raising the endowment from colleges with an endowment of $250,000/student, to those with $500,000/student. Cornell’s is about $310,000/student (6.8 billion/22,300 students). For the record, it wasn’t done to protect Cornell, it was done to protect conservative Hillsdale College after an amendment to give it an exclusive exemption failed. At least 30 schools were still hit, and this detail has to reconciled with the House Bill’s $250,000/student figure.

So apart from the SALT and college impacts I had already noted, one thing that got missed was that the bills allow prohibit schools from taxing out tax-exempt bonds to fund construction. For Cornell’s plan to add 2,000 beds, this is a problem.

So let’s just overview this real quick – a bond is a fixed-income investment in which an investor loans money to an entity, which borrows at a fixed or variable interest rate for a fixed period of time. When you buy a bond, you hold the debt for that entity. Most investors typically have some proportion of bonds in their portfolio – they typically are more stable investments than stocks, though the returns are typically less. Their relative safety is why financial planners recommend a higher proportion of bonds as one gets closer to retirement. The riskiness of a debtor not paying back is given by their bond rating. Cornell’s long-term debt rating is AA, which is very good, high-quality investment grade.

Now, in the case of non-profit schools, typically the tax-exempt bonds are issued with the approval of local and state authorities. The project to be financed by the bonds is determined by the school. The school does its internal approval of the project and bond plan, and the project it goes up to the community for planning board/environmental review. Once approved, the school chooses an approved issuer of bonds, often a state or local development authority (ex. The Dormitory Authority of NYS). A working group is put together to establish a timetable and structure for the bonds, and once the bond structure is settled and reviewed for issues, a public hearing is held on the bond issue, so that any issues or concerns are made clear before issuance. Barring no problems, the government signs off on the tax-exemption for the bond issue, a closing date is established and the bonds are marketed and sold, mostly to banks and big investment firms. The received funds are disbursed to pay for the project.

That’s getting taken away by this tax bill. That means any future bonds will be taxable, and have a much higher interest rate. Borrowing just became more expensive. A 30-year AA tax-exempt bond might be 2.76%, and a taxable bond 3.37%. That might seem a small difference, but a 2,000 bed project is on the order of $200 million (recall Maplewood is 872 beds and $80 million). So we’re talking millions of dollars more that Cornell will now have to pay to make those dorms happen. It opens up a distinct possibility that the project could be scaled back and/or delayed, which impacts the overall housing market. Probably the federal SALT tax cap is going to hurt much more.

Really, this bill was practically designed to decimate real and perceived enemies of politically conservative groups as much as it was designed to help billionaire donors and corporations. Poorly conceived, ignoring multiple non-partisan analyses and relying on overly optimistic projections, hastily put together and shoved through, blowing the debt trillions higher and immediately or eventually raising taxes on tens of millions. This is every cartoonish stereotype of Republicans amplified in one piece of legislation.

I don’t like to get political, but I’m a registered Republican, and have been my whole life. As a pragmatic never-Trump moderate, I joke that I’m a New York Republican and a Texas Democrat. When one writes about government red tape, the Cargill Mine, and Ithaca’s progressives attacking affordable housing, it tends to reaffirm beliefs.

But hell, this tax bill is throwing every principle out the window with this bill, causes a ton of damage to a place I care about, and with a morally deficient and unstable president at the helm, I can’t do it anymore. I mailed off the form today to become an independent. After this, I just can’t see myself voting Republican again, not for a long time.

 





News Tidbits 11/18/2017: Fears and Hopes for the Future

18 11 2017

1. Here’s an interesting sale – a 62.1 acre parcel on Troy Road sold for $380,000 on the 13th, less than half the original asking price. The buyer, “Troy Heights LLC”, is registered to the same address as Giora and Limor Fix, a semi-retired husband and wife couple who have acquired a number of rental properties around the area over the past decade, with 43 or so units worth something in the ballpark of several million dollars (units are marketed by the Fixes under the name “Homes-for-you Rental Properties”).

The Troy Road property is intriguing because there was a development proposal floated there a few years ago. Rural Housing Preservation Associates LLC had proposed a 130-unit combination of middle-market single family homes, townhouses and small apartment buildings for the site back in 2014; it started as 206 units, the town and neighbors complained it was too big, the project was whittled down to 130, and then the proposal was cancelled by September 2015. Using cluster zoning, the project could have built out 145 units in the low-density residential (LDR) zone, since the town’s cluster zoning allows 2.3 units/acre. STREAM was in charge of the project design, and some of the renders of the never-built apartments can be found here on their website.

So here is a log lot, bought by folks involved in local real estate and with significant assets, under the name “Troy Heights”, which sounds like a project title if anything. I reached out to Giora Fix, and he was kind enough to respond:

“[C]urrently we do not have any concrete plans to develop Troy Road. Once we have them I will be happy to share with you.”

So something to keep an eye on, though it might be a while.

2. Here’s a piece of news from the Times’ Nick Reynolds. With regards to the police consolidation debate, the city wants to have the headquarters downtown on Green Street (likely in that proposed centralized government facility floated for the Central Fire Station site), while the towns would prefer something near the current BPW on the north end of the Northside neighborhood, which offers easy access to Route 13. Consolidation is still a rather unlikely prospect at this time, and there’s little enthusiasm from the more rural parts of the county. But it sounds like the sheriff is keen on killing the city’s ideas before they take off.

3. Bad jobs month for the state, good for Ithaca. The Ithaca metro (Tompkins County) added 1,800 jobs (all private sector) from October 2016 to October 2017, bringing the total to 67,800. The 3.2% increase was the largest gain by percentage in the state over the time period. Unfortunately, the state as a whole lost 11,900 jobs last month, which falls even more to 14,600 jobs when taking away those added by the public sector (government jobs). A study from the Federal Reserve Bank last month notes that upstate economic growth in general has been losing steam over the past year, with exceptions for Ithaca and Albany. New York City is performing reasonably well.

While it’s well and good that Ithaca is doing well, I have concerns about the recent tax reform bill going through Congress. With the potential hit to SALT deductions and the taxation of graduate student tuition waivers, I could see significant negative impacts on the local economy. Given that most communities have property taxes in the range of $2500-$4000/$100,000, a cap of $10,000 as proposed by the House would hit many middle-class and upscale neighborhoods hard. A typical home in Ithaca city is worth about $230,000-$270,000 range at this point, and with about $3779 per $100,000 in property taxes, that means that homeowners with properties valued over $265,000 will take a financial hit, close to half of the homes sold. The Senate’s version removes the SALT deduction completely, affecting all local home buyers. Either case would be a severe blow to the home buying market.

Another concern is the taxation of graduate student tuition waivers as proposed by the House plan. Speaking from experience, I had a waiver that saved me about $14,000/year at the public university where I did my master’s. In my case, seeing that taxes would have cost an extra couple thousand in theory, though the doubling of the standard deduction might have limited its impact on me. A Cornell graduate student is looking at $20,800-$29,500, and could see a tax bill larger than any savings from the standard deduction increase. The Senate version does not tax tuition waivers. Another, lesser factor to consider is that the student loan interest deduction for borrowers on-time with their payments would be eliminated.

On a final note, Cornell’s endowment would be taxed an extra 1.4% under the House bill, as would any college whose endowment is worth more than $250,000 per full-time student. Cornell’s endowment is $6.8 billion, and the school has 23,016 students across all campuses as of Fall 2017. That is over the allowed cap of $5.75 billion as calculated by the bill’s guidelines.

The long story short is that Cornell recruitment takes a hit, as does its endowment, and that could impact current employment as well as future hiring. Politics aside, these “reform” bills are definitely a cause for concern from Ithaca and Tompkins’ economic standpoint.

4. A separate note not so much economic, but something many Ithacans care about – the House bill takes away the historic building rehabilitation tax credit. The renovation of 310 West State Street that I reported in the Voice earlier this week would be off the table without them, and the building will likely be demolished if the credits are eliminated. So the impacts aren’t just economic, but perhaps aesthetic as well.

5. This is looking to be a very quiet late November. For the first time in over a year, the town of Ithaca has cancelled two planning board meetings in a row. Meanwhile, in the city, the only “old business” reviews are final site plan approval for the 601 South Aurora duplex, and final approval for the Brindley Street Bridge replacement.

6. So technically, the Request for Proposals went out for the Green Street Garage site. A site tour for interested applicants is scheduled for December 4th, applications are due by January 23, 2018, and no timetable is given for the selection of the preferred developer. The applications are to include a cover letter, application form, description of project team members with relevant experience, proof of ability operate in NYS, good reputation, financial status, marketing plan, tenant management plan, conceptual designs, financing plan and demonstrated capacity to obtain financing, purchase price, project schedule, community impact benefits statement, schedule, and specific concerns (acknowledgement of site issues and plan to resolve them). A $500 application fee is also required.

Obviously, Ithaca Associates LLC has a huge leg up on the competition, since they not only have a plan fleshed out, they own the ground lease under the eastern end of the garage that everyone else would have to negotiate to obtain. About the only legitimate opening to another developer would be for the western and central portions of the garage, though the city’s requests make it such that anyone else interested had better be thinking big with housing, parking, and other site uses. Saying you’d leave things as-is would be an immediate disqualifier. Unless Fox or Lubin are dreaming up multi-story apartment buildings, it isn’t likely many developers will entertain this RFP. This really feels like it’s just the city stalling for time so they can fully absorb the immensity of the 365-unit, $118 million “Village on the Green” proposal.





News Tidbits 11/11/17: It’s Back

12 11 2017

1. One of the reasons for the lull in weekly round-ups has been the lack of smaller news items to fill it with. A few larger items made it into Voice articles, but there wasn’t much of a middle ground between “expand into article” and “not newsworthy”. I’m happy to take comments here about Voice articles, although the blog is intended to cover topics that may not be ready for a full write-up.

As noted in the Voice, there isn’t much before the city of Ithaca at the moment. A sketch plan for infill rental housing at 209 Hudson Street is likely dead in the water as a result of the new South Hill Overlay, and a modest infill plan calls for a duplex at 601 South Aurora on the corner with Hillview Place, which can only be an improvement from the informal parking lot currently there. The modular unit design is thoughtful (varied materials, plenty of windows) if unexciting, and the sidewalks are a plus. The units are physically structured as townhouses, but technically they aren’t, since townhouses are defined by International Building Code as strings of units of three or more.

Meanwhile, things are so slow in the town at the moment that they cancelled their last Planning Board meeting. Before that, the only notable item on the agenda was the Cayuga Ridge renovation, which is primarily internal. Their October Building and Codes Department report indicates a single two-family home was approved, in the Cleveland Estates housing subdivision; virtually all of those duplexes have been intended as student housing.

2. If there is one town that is rather busy next week, it would have to be Lansing. The surface facilities for the new Cargill mine shaft are up for final approval at the Planning Board meeting next Tuesday, more discussion is expected about the Milton Meadows affordable housing plan at the town center, and a couple of minor projects (communications tower, illuminated free-standing sign) are up for review and vote. Neither Cargill not Milton Meadows appear to have changed significantly since their last presentations.

Also scheduled is review of public comments regarding the Comprehensive Plan, which cover several topics, with the most frequent being the Bell Station zoning (park vs. lakeshore low density) and some individuals unhappy with the potential for mixed-use or residential development near their homes or farms. Joe Wetmore has a pretty thorough critique, ranging from unrealistic expectations to discomfort with what he calls “segregated housing” based on income and age. Going political for a moment, I suspect if it weren’t for many progressive town and village boards rushing to join the Article 78 on Cargill, with less than careful thought and discussion of Cargill’s blue-collar workers and their family/friends, Wetmore would be an incoming town councilman (and to be fair, he may end up winning when the absentee ballots are counted and tallied next week).

3. Over in Dryden, just about everything is good to go with Modern Living Rentals’ 42-unit rental complex planned for 802 Dryden Road, next to the Cornell arboretum. The November tweaks were for lighting, landscaping and sidewalk details. The designs of the townhouse strings were reworked in October to include three different designs, to be used twice each (six buildings, seven units each, 42 units/108 bedrooms total). While the materials remain the same, the designs differ substantially in roof lines, architectural detailing and fenestration pattern. At this point, no one would mistake for a recycling of 902 Dryden as they started off as; John Snyder and his team have had the chance to express themselves, and the designs are contemporary and visually interesting. It looks like final approval will be coming potentially soon, which will permit a Spring 2018 – Summer 2019 construction time-frame.

Other than that, the town is reviewing another Tiny Timbers subdivision, this one for 1540 Ellis Hollow Drive. Similar to its counterpart just down the street at 1624 Ellis Hollow Drive, the long, narrow lot would be serviced with an internal driveway for five homes with a little over an acre each, and the rear (northern) 5 acres would be granted a conservation easement, to remain natural space and help protect the Fall Creek watershed. The original plan was a deed restriction, but the town’s conservation board is pushing the easement so that future owners of the land can’t just lift the restriction. They also requested an S-shaped driveway because they feel the slope is greater than Dolph states; an S-shape would also throw the plans out of whack, so let’s see what happens.

On a final brief note, review and discussion is ongoing for a pair of solar arrays off of 2243 Dryden Road, one of 1.3 MW and one of 2 MW.

4. Looking at what’s on the market this week, here’s something for the deep-pocketed investor/landlord who wants to start with an all-new, low-maintenance building. 6-unit 707 East Seneca Street is on the market for $2,999,000. The 6,469 SF apartment building was built just two years ago, after developer Todd Fox bought city surplus land that was once a playground for the closed East Hill Elementary, deeded to the city in 1982 and promptly forgotten for decades until potential liability risks convinced the city to put it up for sale. Each unit is three bedrooms, and according to the advertisement, it generates over $220k in revenue each year, which is not shabby.The property is assessed at $1 million.

It’s a bit surprising that Fox would want to part with a nearly-new building with solid rental potential, and it makes me curious if the funds would be used to fund other Visum projects planned or approved. While Fox did take a financial hit from the cancelled 311 College Avenue project, the amount invested was far less than the sale price for 707 here.

5. Also worth noting, though it’s not good news – The Computing Center’s plans to build a new 4,600 SF headquarters appear to be over. The building site and the approved building plans at Lansing’s 987 Warren Road are up for sale. $499,000 gets you 1.57 acres, the plans, and a single-family home on the eastern end of the property that generates $2,000/month. The project had received an $85,084 tax abatement for the $1.394 million project, which was expected to create six new jobs. For the record, any buyer would need to re-apply for an abatement; the one granted will go unused. At least offhand, it looks like they may have added the jobs (retain 14, add 6, and the website shows nineteen plus the retired founder, and two job postings), but it’s uncertain – they acquired a competitor (Sherpa Technologies) in September, which increased staff to 22. Based off the time of the listing, with the acquisition of Sherpa they may have just led TCC to go a different direction with a new headquarters. What will be, will be.

6. According to construction loan documents filed with Tompkins County, the new 11,180 SF Rite Aid being built at 79 North Street carried with it a $2.71 million price tag. Chemung Canal Trust Company, an Elmira-based bank with branches in Tompkins County, is providing the loan to Dryden Group LLC/Ellicott Development. Ellicott, a major developer out in Buffalo, will be using an in-house contractor team to build out the retail space.

A couple of emails came in asking if this would be a Walgreen’s. On paper, that’s a no – everything filed and documented says Rite Aid, and this was confirmed with the town planning staff. However, Walgreen’s is in the process of acquiring 1,932 Rite Aid stores (leaving Rite Aid with 2,600), and closing several hundred stores that are within close proximity to existing Walgreen’s. It’s possible that the existing Dryden Rite Aid is one of those to be “shut down as part of the sale” as the new Rite Aid-turned-Walgreen’s is being built on the north end of the village. Keep an eye on it.

7. Quick little side note – Ithaca Associates LLC, the development team behind the $110 million Green Street Garage project, is apparently in talks with INHS to manage its affordable housing component. That’s according to Ithaca Urban Renewal Agency (IURA) meeting minutes. So they are serious about meeting the city’s demand for affordable housing with some undetermined percentage of the 365 units. Heck, 60 or 70 units would be a sizable contribution, should it pan out, and it would make the project more palatable since it would clearly have a mixed-income aspect to go with its mixed uses.

8. The Ithaca Landmarks Preservation Commission will be taking up discussion again on the Nines, though they are less than pleased with the recent 5-5 tie vote the Common Council had on the Chacona block, broken by the mayor’s vote against historic designation. For me, the fascinating part was having someone like Cynthia Brock, typically opposed to greater density, speak in favor, while pro-development councilors like Ducson Nguyen and Seph Murtagh voted in favor of historic designation. So, it was an unusual breakdown of votes that I would not have predicted, although I had heard before the meeting that it would likely be a close vote.

There is no doubt that anything Student Agencies submits will be scrutinized extra closely, especially if they try to maximize square footage or incorporate design features that don’t mesh with neighboring structures. It’s fair to say that while they lucked out with being allowed to redevelop, the resentment already stirred up means anything proposed will be starting behind the proverbial eight ball, and they would be wise to really put their best foot forward and not rush plans.

Interestingly, it looks like someone, likely but not confirmed to be the Reach Project social service group, plans to submit concept designs for the carriage house that once stood behind the house at 310 West State Street. This is a historic district, so any designs for the drug treatment and potential safe heroin injection “harm reduction” site would need to be approved by the ILPC.

It’s been amusing and a bit excruciating to see some of the comments on the Voice – some people are all about historic buildings; but it tortures them to see these venerable structures used for what they see as a less-enlightened cause than a high-end B&B or boutique office. If zoning laws (and higher authorities, in this case) okay it, so be it. Many historic buildings have humdrum or low-brow histories as factories, home businesses or tenements, and to say they can’t be used for something permitted just because it seems icky is not only illegal, it denies part of the historical element.

7. Intriguing, though I have questions – the city is looking at expanding the use of PUDs from beyond the few industrial zones to city-wide so long as properties are 2 acres. They’re also looking at expanding CIITAP to allow 1-story industrial and waterfront projects, as well as an affordable housing component of 20% on all residential or mixed-use projects with residential components of 10 units or more.

The PUD plan comes on the heels of the new Waterfront zones, which allow residential uses on a greater number of parcels, and is in fact the recommendation of the Waterfront Working Group (WWG), a 17-member group of staff and public who reviewed planned zoning changes to the Waterfront. The city planning staff are amenable, though they suggest a minimum acreage of 2 acres.

With the proposed CIITAP change, the reasoning makes sense, although its effectiveness is questionable. Industrial construction is locally limited and is usually build-to-suit for a specific client. There’s also a strong preference to less dense areas with easy access with lower land values, like Lansing or Dryden. More power to the city I guess, I just don’t see it being utilized. As for the housing component, the intent is good, but the issue always ends up being an issue of “moreness”. Developers often have to build bigger to re-balance expenses and revenue within mixed-income structures. This can make it tougher for them to get financing since it’s a larger, more costly build-out (a bigger financial risk, all other things being equal). Residents in turn balk at a bigger project with the traffic, aesthetic changes and other impacts it creates, not to mention some still instinctively sneer at affordable housing, mixed-income or not. It’s not an outright deal-breaker, but it is something to keep in mind.

The PUD can be troublesome since it’s a sort of “DIY zoning”, which would make existing rules pointless and a lot of upset voters if allowed without some big stipulations. 2 acres would limit many projects in the core of the city, but if you happen to be, say, a major landowner along the Waterfront or in the vicinity, like Guthrie or Cayuga Medical Center, it’s basically a red carpet invitation, as it allows them to set the bounds for a project. Notably, neither of those two fall within CIITAP’s boundaries, so while they wouldn’t be eligible for the tax abatement, they also don’t have to worry about the affordable housing component if they choose to do something with housing in the mix.

 





Hilton Canopy Hotel Construction Update, 10/2017

31 10 2017

Tompkins County benefits from being a regional tourism destination. A combination of amenities like the colleges and wineries, scenic gorges and and convenient location have made it a popular weekend getaway from the big cities of the Northeast and Mid-Atlantic, as well as some of the major Great Lakes cities. In the past ten years, the hospitality and tourism sector of the economy has grown over 20 percent, adding several hundred jobs even after seasonality is taken into account. An additional benefit is that the room taxes are used to fund arts and culture grants, community festivals and part of TCAD, the economic development agency.

Representative of that growth has been the growth in the local hotel industry. Around 2014 or so, one of the big questions was, how many hotel rooms is too many? The Marriott was in the works, the Hilton was in an earlier stage, two hotels were planned on the Route 13 corridor, and the Hotel Ithaca had its plans. For practical purposes, it was a good question.

However, the situation evolved over time. As is often the case, the hotels opened later than anticipated. The 159-room Marriott finished late last fall, the 76-room Holiday Inn Express was completed a couple months earlier, the Hotel Ithaca went with an expansion that actually reduced the available number of rooms by ten and opened earlier this year, and one of the suburban hotels, a 37-room independent boutique hotel, was cancelled. They all came onto the market later than expected. and the number of rooms added was less than originally planned. All the while, the economy continued to grow at a consistent 1.5-2% annual pace, Cornell continued to add students and the population slowly grew. Had all the hotels opened at once with their original plans, the impact might have been a big problem. But the reality was that the Hotel Ithaca’s impact was modest, and the HIE’s and Marriott’s supply is being absorbed (though the market does need over a year to fully adjust to a 12.8% growth in supply). For the record, Airbnb and similar services have their impacts as well, but the county estimates it’s the equivalent of roughly 40-60 hotel rooms.

With the market still adjusting to the influx, it’s probably a good thing that the Canopy Hilton isn’t opening until Spring 2019, well after a new equilibrium is achieved. However, it’s been a long road to get to this point.

First, a brief history of the site. In recent years, the Hilton site was a mix of private and municipal parking. From 1916-1993, the Strand Theater occupied the site. The Carey Building was designed to match the Egyptian Revival motif of the theater, but unlike the Carey, the theater closed in the late 1970s, attempted and failed at a reopening as a community theater, and after being vacant for over a decade, the building was deemed too far gone to save, leveled by the wrecking ball during the deep recession of the 1990s.

The first mention of a hotel on the 300 Block of East State/MLK Jr. was back in December 2012. Lighthouse Hotels LLC (Neil Patel) proposed a six-story, $16 million Hampton Inn on the site (v1). The 92-room hotel, designed by Jagat Sharma, would have resulted in the demolition of the Carey Building – recall this was before the Carey overbuild.

However, Patel violated an important rule when it comes to development – unless you have made previous arrangements, don’t propose something for someone else’s property. The proposed Carey demo caught Frost Travis by surprise, and he and parking lot owner Joe Daley were less than amused. Nor were Planning Board members, who were fond of the Carey and not fond of the surface parking proposed with the hotel. The project went nowhere, and a major reworking was required. Negotiations with the city and neighbors were needed to acquire the necessary land, and the IURA and Common Council agreed to have the IURA represent the city on divestiture discussions.

Fast forward 18 months to June 2014. Having hired on Whitham Planning and Design to handle the review process on behalf of Lighthouse Hotels, a new six-story sketch plan was presented (v2). This plan did not impact the Carey (by then undergoing review for the overbuild), and opted for a more modern design by Boston’s Group One Partners Inc., which specializes in urban hotel plans. By August 2014, a site plan review request was formally submitted, along with a modestly revised design (v3) – at the time, the six-story, 120-room hotel was pegged at $11.5 million. These early plans also called for a 2,000 SF retail or restaurant space on the ground level. By this time, Patel was a vice president at Baywood Hotels, a national hotel developer and management firm with over $1 billion in assets, and regional offices in suburban Rochester. The firm is so large, they have 26 hotels currently under development from Miami to Minnesota, but that might be conservative. Their planned downtown Syracuse Hampton Inn isn’t even listed, and the render for the Hilton Canopy Ithaca is out of date.

Technically the phrasing is “Canopy by Hilton Ithaca”. It will be either Canopy or Canopy Hilton on the blog.

The Canopy brand was launched in October 2014 to be the lifestyle brand geared towards younger leisure travelers. Of the eleven locations announced at launch, Ithaca was the only one not in a major city, and is arguably the only one still not planned for a major city. A month earlier, the newest 74,475 SF, 123-room, 7-story design rolled out (v4), with industrial warehouse-style aluminum windows, buff and “dark blend” brick veneer, stone base with precast concrete accents, and grey fiber cement and metal panels carried over from the previous design. The second floor would open up onto a terrace overlooking the front of the hotel, and the first floor had folding windows that could open the lobby area to the outdoors on nice days. 

By January 2015, the designed had been tweaked some more (V7 in the link, but the changes were pretty minor from V5-V7, facade materials and window treatments), the cost had risen to $19 million, and LeChase Construction was signed on to be the general contractor. In fact, Patel and Frost Travis has even worked out a clever plan to share construction equipment as both their buildings were underway. However, Patel and Baywood’s schedule fell behind Travis’s, so the plan never panned out.

During this time, the project had applied for the IDA’s enhanced tax abatement, and underwent Common Council review after its public hearing in November 2014. While concerns were raised about not paying a living wage to all staff, the council decided the pros outweighed the cons and endorsed the project. Baywood planned to hire 33 to 47 staff, of whom 11-20 would make living wage (multiple sources with different figures). Room rates were expected to be $160/night.

According to the 2015 application, the project’s combined hard and soft costs were $24.17 million, and the property tax abatement (the enhanced 10-year abatement) was $3,528,081. Another $980,928 was waived in sales taxes, and $45,000 from the mortgage tax, for a total tax abatement of $4.55 million. About $3.28 million in new taxes will be generated on top of the existing taxes on the land, along with room taxes and payroll taxes. During the public hearing, attendees went after the project for union labor, living wage and sustainable energy concerns, but the project was still approved by the IDA. They might have switched over to heat pumps, I’ll need to check into that.

After the original project was approved in March 2015, the city voted to approve the sale of its land in April 2015, and the IDA approved a tax abatement in July 2015, the Hilton plan sat dormant for a while before undergoing a major redesign in January 2016 courtesy of Philadelphia’s spg3 Architects, now Bergmann Associates. It turned out the project had struggled to obtain financing due to rapidly rising construction costs, and underwent some “value engineering”. The general shape was kept the same, but the exterior materials were swapped, the building increased in size to 77,800 SF, the room total was brought up to 131, and the restaurant space was omitted, among other changes. This required re-approval by the city. The much longer comparison is here.

The very last version of the project, V9 in February 2016, added inset panels in the northwest wall, and some cast stone was added to the base. The second floor roof deck was tweaked, a cornice element was added to the mechanical screen, and the trellis and driveway pavers were revised.

The final form is faced with a few different shades of red brick veneer, topaz yellow and grey fiber cement panels, metal coping and cast stone trim. Floor height (ceiling of seventh floor) is 80 feet, while structural height (top of mechanical penthouse) is 92 feet. It’s not really a big impact on the downtown skyline, but it broadens the city’s shoulders a bit.

After approval and IDA approval, things were slow to start. Ithaca Downtown Associates LLC, representing the Patel family, was reorganized slightly to include other family members in the ownership, and afterward it purchased the properties for the hotel project in August 2916. $1.8 million went to the IURA for the parking lots at 320-324 East State Street, and $2.05 million to local landlord Joe Daley for the parking lots on the former Strand property at 310-312 East State Street. A $19.5 million construction loan from ESL Federal Credit Union (formerly Eastman Saving and Loan of Rochester) was received at the end of September 2016, but things were stalled for a while, and only now is the project on its way to a Spring 2019 opening, two and a half years later than initially planned. William H. Lane Inc. of Binghamton will be the general contractor.

Long story, but at least someone wrote it up. Goes to show that property development can be a very complicated process.

It looks like foundation excavation is currently underway – I had head many of the underground utility work was taken care of when the Carey was under construction next door. A plausible schedule has foundation work done by the end of winter, with structural steel framing underway during the spring and summer.

October 15th:

October 28th:





City Centre Construction Update, 10/2017

26 10 2017

As described in the Voice summary, City Centre is digging deep.

“Unlike the Hilton Canopy, City Centre will have a basement, or more specifically, a 71-space underground garage. The plan here is to use a mat foundation, which is a shallow foundation that doesn’t make use of piles or pile drivers. The company that did the geotechnical report for City Centre reported that a 26-inch mat foundation was feasible based on soil borings, and would be less expensive than a deep pile foundation like the one being used for the Canopy. So basically, excavate some trenches, build some big footers with a lot of rebar, and pour a 26″ concrete slab. Support columns will transfer the weight of the building through the garage and into the slab beneath.

Going past the site right now, excavation work continues, with timber lagging, steel H-beam soldier piles, and steel tieback anchors that extend underneath the streets. The whole point is to reinforce the soil, because no one wants East State or South Aurora Street collapsing into the construction site. Foundations can be complex and time-consuming, and the building may not rise above street level until sometime late in the winter or early next spring. Occupancy of the eight-story mixed-use building won’t be until 2019. According to a construction loan filed with the county this week, M&T Bank is lending $47.9 million to Newman Development Group to complete the project.”

On a hunch while exploring Newman’s project-specific websites, I was able to find City Centre’s website. Morgan Communities of suburban Rochester will be the site manager, and is apparently also hosting the webpages; they’re live, but you can’t find City Centre on their search page yet.

Units will range from a 508 SF studio unit, to a 2 bed/2 bath 1319 SF units with coveted Commons views. Apartment features include quartz countertops, electric stove, microwave, dishwasher, and stainless steel appliances. On-site amenities include fitness center, “E-Lounge”, bike storage, controlled access, optional garage space rentals, electric car charging stations and furnished apartments if requested. Dogs and cats will be allowed. Rents have yet to be listed, though they’re expected to be on the medium-high side (premium, not luxury). The webpage touts Summer 2019 occupancy, which seems to be a split of the Spring 2019 and November 2019 dates used previously. Inquiries are being taken to CityCentreIthaca@morgancommunities.com, if you know someone planning that far ahead.

On another note, while poking around the geotechnical report, it turns out that early plans called for the entirety of the first floor to be occupied by a 19,900 SF “Target Express“, the smaller urban cousin to the Target general merchandise retail chain. This had to have been early on, because the parking had a much different configuration than the formal site plan, with an East State Street entrance vs. the South Aurora entrance in all the later revisions. With only nine stores as of mid-2016, Target is pretty selective about new Target Express locations. Why it was removed from City Centre is unclear.





Press Bay Court (108-114 West Green Street) Construction Update, 10/2017

25 10 2017

The tagline used on the Voice was “Press Bay Alley is as quirky as Ithacans like to think they are.” But it’s not just a quip. Press Bay Alley and its upcoming sibling, Press Bay Court, are unusual developments.

Completed in 2014, spaces at the micro-retail plaza on West Green Street range from a 160 SF barbershop to a 2,000 SF confectioner. Other tenants include a novelty store, a cafe, a circus school, an herb/spice shop, a high-tech workshop and electric bikes. Around Halloween, it becomes Harry Potter’s Diagon Alley. It’s an eclectic development by any regard.

Micro-retail is a growing retail trend that offers a unique niche product or a very limited selection of convenience products and services. A shop like Amuse or a service like Ithaca Generator may not need a large space to achieve its business goals, and can save on rental expenses with a limited footprint, compensated by being in a high pedestrian-traffic areas, in this case a couple blocks from The Commons. Similar examples include Memphis’s Edge Alley and Denver’s Dairy Block.

Granted, Ithaca is smaller than Memphis or Denver, but the underlying dynamics of active-use blocks and high foot traffic are present nevertheless, and businessmen John Guttridge and David Kuckuk of Urban Core LLC identified a potential market for the concept in Ithaca. Seeing an opportunity in the former printing press and garages of the shrinking Ithaca Journal, Urban Core, who had recently bought the Journal Building, decided to move forward with a renovation and see if they could make the concept work locally. The risk seems to have paid off, as Press Bay Alley is fully occupied.

With that under their belt, and with renovations to 121 West State partially completed (waiting on fit-out for a potential restaurant tenant), Urban Core has committed to a second phase of the project at 108-114 West Green Street. Currently vacant, 108-110 West Green housed Hausner’s Garage and a Chevy car dealership in the 1920s (see photo below), a DeSoto-Plymouth dealer in the 1940s, Ithaca Photo from at least the 1950s through the late 2000s, and from 2012-2017, McNeil Music. In the rear where D.P. Dough is (114), The Haunt nightclub called it home from 1969-1997 before moving across town.

What Urban Core’s latest plans would do is expand that “experiential” micro-retail mix eastward towards the corner of Green and Cayuga Streets, the Commons and the downtown core. The parking lot in front of D. P. Dough would be converted into a plaza much like Press Bay Alley’s, and the first floor of 108-110 West Green would be renovated into 5-8 micro-retail units facing the new plaza (the Green Street entrances would be retained), with 320-2200 SF per unit. The second floor would be renovated into four below-market rate one-bedroom apartments with 510-660 SF of living space, and the exterior masonry would be cleaned and repaired. The hawk mural will be preserved. New signage, bike infrastructure, curbing, sidewalks and a parklet are included in the plans. The total square footage in phase two is about 9,000 SF.

One of the more unusual quirks of Press Bay Court is part of the plaza would be convertible into an amphitheater/stage space for outdoor performances. So if some comedy improv group or local dance troupe wants to perform for an audience of several dozen, that’s an option. The next day, it might revert back to an outdoor seating space with movable furniture and display space for retail tenants. That weekend, it might host hungry or browsing festival goers spilling out from Press Bay Alley, which will be connected through the Press Bay Building. The space will be adaptable and multi-use, which will hopefully provide exposure for tenants.

Later plans call for renovations to the 15,000 SF Ithaca Journal (Market Bay) Building for an indoor arcade and second-floor office tenants, and a 2,400 SF new restaurant tenant in 121 West State Street, in the basement below The Watershed coffee lounge and bar. Ultimately, the goal is to build a thriving, synergistic environment where the businesses create a natural flow of customers and clients between the various shops and services offered on the block, and the outdoor space’s active uses contribute to and help sustain small local enterprises.

The project cost is estimated at about $900,000, most of which went into property acquisition. Financing comes from a Tompkins Trust Company loan, cash/equity, and a $200,000 low-interest loan from the Ithaca Urban Renewal Agency. One of the tenant spaces is being offered in the Downtown Ithaca Alliance’s “Race for Space II” competition, with the specific unit to be selected by the winner.

At the moment, not much appears to be happening. The “cut-out” lines are a clever advertisement for the future micro-retail storefronts, while the parking lot is a pop-up park for the time being. According to Press Bay Alley’s Facebook page, “Urban Core popped up a temporary installation to experiment with several design elements and gather public feedback.” Previous plans called for a spring opening, but with the Restore NY Grant under consideration, the project may not start until the Spring, in which case this entry saves the trouble of writing one next March. However, the later start date might force changes to Race for Space II, which asked for the selected tenant to be ready to move in by spring 2018, the same time construction was pushed back to in order to be eligible for Restore NY funds.