East Pointe Apartments Construction Update, 9/2019

14 09 2019

We’re about halfway through now, with seven of the fourteen 10-unit townhouse strings open for occupancy, and another two strings coming on each month through the remainder of the year.

The Craigslist ads are fairly standard, though they do raise an eyebrow. Typically, if a place is offering a free month of rent (which is usually deployed in the form of a discount amounting to one month metered out over the 12-month lease rather than a literal free month), they’re not hitting their occupancy goals.

If that’s the case, it probably has less to do with the units, which are by any regard pretty nice, and more to do with the number of them coming onto the market. 140 apartments is a lot to absorb at once in a a suburban neighborhood where students aren’t a significant part of the local rental market. Larger projects in Downtown Ithaca’s can tap into graduate and professional students pretty easily (City Centre relied on students to fill out its less desirable units), and the hills draw both undergrads and graduate/professional students. Meanwhile, Lansing and Dryden have no trouble filling smaller projects, like the 42-48 units the Village Solars brings online each year. East Pointe isn’t doing badly, it just isn’t easy in a small metropolitan area like Ithaca’s to bring a large suburban rental project onto the market in one phase and have it not experience some softness as the initial units are filled.

A full description of the project and its history can be found here.

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Village Solars Construction Update 9/2019

13 09 2019

So there’s been some news regarding the Village Solars buildout. The community center is in flux. The original proposal was for a mixed-use building with ground-level commercial and community amenities, and 20 one-bedroom apartments on the upper levels. Now, it’s an unknown. Per the Lansing Star:

“(T)hey will relocate the community center site to a location more central what will become an enlarged, single development. The lower floor would have amenities like a restaurant, a work-out center, and other features, with apartments on the upper floors. If not, they would build the smaller community center as already accepted by the Town.”

That means that the community center is being moved to another location on the site, and potentially take a different physical form, though programmatically it remains the same (commercial/community use on the ground level, residential above).

When the article says a more central location, it refers to the 96.44 acres of land east of the complex. The Village Solars are owned by Steve Lucente, and the undeveloped land to the east by his father Rocco, who had purchased it in 1960 and was recently planning his own apartment complex (schematic in the early Village Solars site plan below). My understanding is that the two Lucentes didn’t get along at all – I was warned to never bring up Steve when interviewing Rocco. After Rocco passed away about 18 months ago, Steve saw an opportunity to purchase the vacant land to the east from Rocco’s estate, and build a bigger complex in future phases (as yet unapproved). The purchase offer, at least check, is still being reviewed by Rocco’s Executors.

However, this created a problem. Local Law #6 of 2017, the Planned Development Area (PDA, like Ithaca’s PUD it’s D-I-Y zoning) with the town, stipulated that the community center had to be built and open by the end of 2020, and only one more apartment building could be built before it was done. So Steve Lucente and his project team had to make the case to the town of Lansing Planning Board and Town Board give them time to purchase the land and design the new community center, and let them do three more apartment buildings in the meanwhile to keep on pace with their construction plans. If the offer feel through, he’d build the community center starting next summer and finishing in 2021, a year later than initially planned. Generally, of all the communities to have to make such a request, Lansing would be one of the most accommodating.

Officially, only the Town Board really decides PDA amendments. But here, the Town Board was uncomfortable with the request at first, referred it to the Planning Board for guidance, and then after the Planning Board weighed in, it returned to the town board with a recommendation to consider during voting.

This caused some debate, with some of the planning board feeling like their credibility was taking a hint with this latest delay (the community center was delayed at least once, hence why it was explicitly stated in the 2017 PDA revision), and at least one member of the town board feeling as if they were purposely misled since banks would have received the notice of intent to modify the plans several months ago, but Steve Lucente countered that it was not a firm plan and only became firm later in the year when the offer looked like it had a good chance of being accepted. On a 3-1 vote, the town is permitting three more apartment buildings and only two more, and expects a community center to start next year in either the old or the new location.

At this point, the last of the originally permitted buildings, 24-unit 36 Village Circle North (3 three-bedrooms, 6 two-bedrooms, 3 one-bedrooms and 12 studios) has had its foundation footers poured and is awaiting the concrete slab pour. The tarp and mesh are in place for stability and added strength respectively, and you can see the below-ground utilities poking out, capped for the time being. A surveyor was on site during this visit to make sure everything was level and in good order before the wood frame starts to rise. The three newly permitted buildings are all reconstruction of existing 8-10 unit buildings, into two 18-unit buildings (2 Village Place, 22 Village Place) and one 24-unit building (117 Village Circle North).

Apparently, occupancy rates have been strong. Building “L” (113 Village Circle North) opened in June, and 22 of its 24 units were spoken for, with the other two rented shortly after.

As for the future, it’s not clear. Something will be proposed that may very well require more PDA amendments, but we’ll see. The elder Lucente’s complementary apartment complex was supposed to be around 300 units in size (built over several years), and it wouldn’t be a surprise if the Village Solars plan expands by a similar amount.

 





Milton Meadows Construction Update, 9/2019

9 09 2019

The buildings are not yet complete, but Milton Meadows is accepting applications for its 71 units (the 72nd is for an on-site manager). Income qualifications are 50-80% of area median income with first preference to veteran’s; specific on the income levels, monthly rent and associated details can be found at the end of this post, and online on the NYS Homes and Community Renewal website here.

The initial application round was from June 9th to July 9th, and applications were selected by a housing lottery. What that means is that once applications are gathered, those that qualify are put in random order and given a log number. From there, the developer begins the review process starting with the lowest log number as well as any preferential applicants. The lower one’s log number is, the more likely one is to hear back from the lottery. If there are any units remaining after the lottery is complete, those will be filled with later applications. If they’re all full, then applicants will be hanging out on a waiting list. That could be a few months, or longer. INHS has been known to take a couple years to make it all the way through its backlog for its more desirable unit sizes and locations.

The nine apartment buildings generally progressed in the same order as their addresses. 1 Robin’s Way (42 Auburn Road), the community center, is essentially done. 2 Robin’s Way, the southeast corner building with eight 1-bedroom units, will be ready for occupancy by the end of the month. In this southern portion, the lighting and sidewalks have been installed/poured and even the grass seed has been laid. From there, buildings go backwards in the construction timeline – vinyl siding (probably Certainteed), a couple varieties of housewrap (Tyvek and a second blue-faced material), window and door fitting, and framing. 10 Robin’s Way, another building with eight 1-bedroom units, is just getting its shingles attached to the roof, and is otherwise fully framed but not much further along than that. 10 Robin’s Way will be ready for occupancy in the December time-frame, about three months later than first anticipated.

To give an idea of the visual differences between the building configurations, which come in eight one-bedroom, eight two-bedroom and eight three-bedroom flavors, the first photo shows a three-bedroom building on the left, a two-bedroom building in the middle, and a one-bedroom building on the right.

One kinda wishes they had gone with a more visually interesting color palate for the vinyl siding, which is two shades of grey and a tan, but chances are, it was whatever they could get that was durable and cheap in bulk. The early renders showed a different if still soft color palate.

Also in progress is the realignment of Woodsedge Drive with Louise Bement Lane, to make them a proper four-corner intersection. This is being paid for with a $75,000 state grant with in-kind labor from the town.

 





TC3 Arthur Kuckes Childcare Center Construction Update, 9/2019

8 09 2019

Another project to move into the “complete” column. The $6.5 million, 9,875 SF Arthur Kuckes Childcare Center has opened its doors for its young occupants. Interest in the new childcare facility has been strong enough that the facility is already full and has a waiting list, proof positive that affordable and flexible childcare options are in great need in Tompkins County.

Only signage, exterior landscaping and play areas remain on the to-do lists. Photos are limited because construction workers don’t mind their photos being taken, but parents with their young kids do.

Local architect Claudia Brenner designed the new facility, with Lansing’s Dende Engineering on board as a structural engineering consultant, T.G. Miller for surveying and civil engineering work, Jade Stone Engineering PLLC of Watertown for mechanical, electrical and plumbing design and engineering, Ithaca’s TWMLA for landscape architecture and Albany’s Ran Fire Protection Engineering for the sprinklers and other fire suppression systems.

More information about the project and Arthur Kuckes can be found here.





802 Dryden Road Construction Update, 9/2019

8 09 2019

It’s safe to declare this project as done. A site visit on Friday had some landscapers on site, and a small crew powerwashing the construction dust off the vertical lap siding. The final product is true to the renderings (that’s less common than one might think), the biggest difference I can see is that the pavilion used unpainted wood and corner brackets in the renders, and it’s painted without brackets here. Since the website for the apartments uses renderings in place of its “photos” page, let me be the one to supply the first photos of the finished product.

All things considered, the design is fine, and by being in a less settled part of Dryden right next to Cornell, it draws less attention from Varna residents who might otherwise not be fans if it were closer, and it’s right next to its primary place of “employment”, making for a minimal commute and lower vehicular traffic presence. In addition, with 108 bedrooms, that’s about 108 fewer students and student family members competing on the rest of the local market (these are geared a little more towards graduate/professional students, and some of those come to Cornell with spouses or children in tow).

The developer, Maifly Development of suburban Pittsburgh, did explore purchasing neighboring lots for a second development, but there are no indications that this has been pursued further. Maifly is in growth mode and purchased the under-construction project from the original developer, Modern Living Rentals, in a $2.075 million deal in September 2018.

For the sake of noting it since the emails come in regularly, the Trinitas plan down the road is in a holding pattern while they complete a study of infrastructure needs and impacts as part of the State Environmental Quality Review (SEQR). Other than that, I’m not aware of any other projects undergoing or close to undergoing site plan review in the Varna/366 Corridor.

Granger Construction of East Syracuse led the buildout, STREAM and John Snyder Architects designed the townhouse strings, GMB Consulting Services did the LEED score analysis, T.G. Miller P.C. handled land surveying and Marathon Engineering tackled the civil engineering work – Marathon’s Adam Fishel shepherded the project through the town boards. M&T Bank provided the $8.6 million construction loan.

Before:

After:

 

 





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.





Masonic Temple Renovation Update, 8/2019

11 08 2019

This project seems to be stuck in neutral. The windows were repaired, the front steps, front door and light wells were rebuilt and the new ADA-acceptable ramp was poured. But the exterior limestone hasn’t been cleaned and there’s no sign of interior work. The retail listings are no longer being updated. There’s nothing on Ithaca Renting’s website either. Fane’s been busy with plans for the tallest building in Rhode Island, but one wonders when the work here will be completed.