312-314 Spencer Road Construction Update, 3/2017

20 03 2017

Last update for these two-family homes. 125 Elmira Road and 129 Elmira Road are done and at least one of the 3-bedroom units is occupied. Each house uses three different colors of Certrainteed vinyl siding. Each floor has a unique lap siding finish, while the gables have colored shake siding and are roofed with asphalt shingles. Side note, the two older homes at 312 and 314 Spencer Road are being renovated as part of the project.

It’s only now occurring to me that the elevations presented in the initial SPR filing don’t match either structure – the diagram shows a house with bay window projections and two front entrances. 125 Elmira has the dual front entrances but no bay windows, while 129 has a front entrance and a side entrance (and as noted in January, the shake siding does not cover the whole bay projection as originally intended).

It’s not a large or imposing project, but it does give the east end of Old Elmira Road a more residential feel, and thoughtful infill is always welcome. For those interested in the background story, here is the link.

Charlie O’Connor of Modern Living Rentals is the developer, and Noah Demarest of STREAM Collaborative was the architect. Superior Walls did the concrete foundation. I have not seen anything about the general contractor, but if any readers know, please feel free to leave a note in the comments.





312-314 Spencer Road Construction Update, 1/2017

10 01 2017

The new duplexes on Old Elmira Road seem to be moving right along. The east building has three shades of siding, one for each floor, and a third at gable-level. The exterior is accented by white trim boards. The variety in colors is an easy to way visual interest to an otherwise simple design. We’ll have to wait and see what colors they break out for the west building, which also benefits from a window bay projection facing towards the open space. It looks like plans to use shake siding on the bay projection have been dropped. Both building appear to be fully roofed and shingled. Signage at the edge of the road suggests precast concrete Superior Walls were used in the foundation work.

The 4 3-bedroom units are expected to hit the market in February. In the November update, I noted that Craigslist had these at $1700; the Modern Living Rentals website, which is the rental company for developer Charlie O’Connor, has them listed at $2100. Consider these a preview of the 4 two-family homes to be built at 607 South Aurora this spring and summer, which are also an O’Connor project.

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312-314 Spencer Road Construction Update, 11/2016

28 11 2016

I’ll start off by saying I struggle with how to title this project. It has no official name, and the street address for the two new two-family homes has yet to be determined – presumably, they would be assigned addresses for the 200 block of Old Elmira Road. The developer, Charlie O’Connor of Modern Living Rentals, uses the address of the properties from which there were subdivided from – 312 and 314 Spencer Road, the two houses in the rear of the first photo.

Originally, 312 and 314 had three lots with some pretty unusual lot lines, but with .607 acres, there was a lot of unused backyard space, especially for city parcels. Seeing an opportunity, O’Connor negotiated a purchase agreement with property owner Giuliano Lucatelli, who ran a restaurant in the building adjacent to the houses (and perhaps a couple of readers remember Lucatelli’s Ristorante). With the benediction of the city, the project team consolidated the three parcels together, and then subdivided the newly-created parcel to create two buildable lots facing Old Elmira Road, and a third lot containing the two existing houses. The plans were approved back in June, and O’Connor officially purchased the houses and land for $193,000 in mid-July. On November 1st, the project received a $500,000 construction loan from local businessman Bryan Warren of Warren Real Estate. That would seem to cover most of the hard costs; the site plan review application estimated the construction cost at $513,000.

Plans call for two two-story houses with footprints of 23.5 feet by 48 feet (1,128 SF). Each floor will contain a three-bedroom, two-bath unit. The houses, designed by prolific local architect Noah Demarest of STREAM Collaborative, have been fashioned to blend into the early 20th century homes that comprise most of Ithaca’s South Side neighborhood – gable roofs, window bay projections, shake and lap siding, and modest porches. An earlier design shown on Modern Living Rentals’ website shows a larger and more contemporary window design on the buildings’ front faces, but it looks like that was scaled back to two more-traditional looking windows as the project went through planning board review.

To accommodate the new homes, some trees were removed, but as a mitigation measure, new trees will be planted closer to the street. The western tip of the properties intrudes into the 100-year flood zone, but that part should remain undisturbed. Each three-bedroom unit will have one parking space, in line with the city’s R-2a zoning (one space per three bedrooms).

An ad on Craigslist suggests the 3-bedroom units will be run for $1700 total, a premium price point as new units often are, but well below the prices that one would see in Downtown or Collegetown. Advertised features include stainless steel appliances, granite counter tops, in-unit washer/dryer, ample closet space and custom-tiled bathrooms. Parking will be in off-street gravel lots.

If the photos below are any indication, those tiled bathrooms and granite counter tops are still a ways off. The foundations have been excavated, formed and poured, but the framing has yet to begin. Subterranean utilities have been laid and prepped. Note that the foundation of the western house includes a bump-out for a window bay projection, but the eastern house does not.

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