News Tidbits 10/20/18

20 10 2018


1. So here’s an intriguing update to the stalled redevelopment at 413-415 West Seneca Street. Ithaca Neighborhood Housing Services was preparing to buy the former Ithaca Glass property and its development plans, which had hit a major snag due to structural issues with the existing building, and continued financial issues with pursuing of a completely new build (bottom). INHS was planning on purchasing the site and going with the original plan, which would have added four units to the existing two apartments and vacant commercial space. But someone outbid them for the site. The buyer, who has not finalized the purchase, may elect to use either of the plans designed by STREAM Collaborative, or pursue a different project at the site.

While that plan may have fallen through, it looks like the INHS Scattered Site 2 rehab/redevelopment plan will be moving forward following approval of amendments to the funding plan by the IURA and Common Council. The revised plan will dedicate funds toward the replacement of fourteen units (four vacant due to structural issues) in three buildings to be replaced with a new thirteen-unit apartment building at 203-208 Elm Street on West Hill, and major rehabiliation of four other structures (sixteen units) in Southside and the State Street Corridor.

2. Speaking of sales, here’s something to keep an eye on – the Lower family, longtime Collegetown landlords, sold a pair of prime parcels on October 4th. 216-224 Dryden Road was sold for $2.8 million, and 301 Bryant Avenue was sold for $1.4 million. Both properties were sold to LLCs whose registration address was a P.O. Box. A couple of local development firms like to use P.O. Boxes, but with nothing concrete, it’s uncertain who’s behind the purchases.

301 Bryant Avenue has some historic significance as the formal home of the Cornell Cosmopolitan Club. Founded in 1904 as a men’s organization to provide camaraderie and support for international students attending the university, the 13,204 SF, 35-bedroom structure was built in 1911 and served as the equivalent of a fraternity’s chapter house, providing a shared roof, shared meals, social events, lectures by students and faculty about other lands and cultures, and professional networking for students arriving from abroad. A women’s club was organized in 1921. As Cornell grew and different international groups founded their own organizations, the club’s purpose was superseded, and shut down in 1958. The building was purchased by the parishioners of St Catherine’s a parish center before the new one was built in the 1960s, and served as a dorm for the Cascadilla School before Bill Lower bought the building in 1973. Lower converted the structure into a six-unit apartment building, with the largest nit being eight bedrooms. With an estimated property assessment of $1.27 million, the sale appears to be for fair value – no issues, and no indications of redevelopment.

216-224 Dryden Road is much more interesting from a development perspective. 11,600 SF in three buildings (county data suggests either 14 units, or 9 units and 20 single occupancy rooms), the earliest buildings in the assemblage date from the early 1900s, but with heavy modifications and additions to accommodate student renter growth. Bill Lower bought the property way back in 1968. The properties are only assessed at $1.87 million, well below the sale price. That suggests that a buyer may be looking at redevelopment of the site. The site is in highly desirable inner Collegetown, and the zoning is certainly amenable; CR-4 zoning allows 50% lot coverage and four floors with no parking required. CR-4 offers a lot of flexibility – 119-125 College Avenue and the Lux are recent CR-4 projects.

3. The other recent set of big purchases also occurred on October 4th. “325 WEST SENECA ASSOCIATES LLC” bought 111 North Plain Street, 325 West Seneca Street, 325.5 West Seneca St (rear building of 325) and 329-31 West Seneca Street for $1.375 million. 325 West Seneca is a three-unit apartment house assessed at $200k, 325.5 West Seneca is a modest bungalow carriage house assessed at $100k, 329-331 West Seneca is a two-family home assessed at $360k, and 111 North Plain Street in a neight-unit apartment building assessed at $475k. Added up, one gets $1.135 million, which suggests the purchase price was reasonable.

Given that 327 West Seneca is currently the subject of a moderate-income redevelopment proposal from Visum, one would expect Visum to likely be behind these purchases, right? But the LLC traces back to the headquarters of a rival real estate development firm, Travis Hyde Properties. The whole thing strikes me as a little odd, but who knows, maybe Frost Travis bought the properties as stable assets rather than development sites.

4. Let’s stick with Travis Hyde Properties for a moment – here are the submissions related to his Falls Park Apartments proposal. Readers might recall this is the plan for 74 high-end senior apartments on the former Ithaca Gun site. Drawings here, 138-page submission package courtesy of TWMLA’s Kim Michaels here. Trowbridge Wolf Michaels Landscape Architecture will handle the landscape design, and newcomers WDG Architecture of Washington D.C. are designing the building.

No cost estimate has been released for the project, but buildout is expected to take 20 months. 150 construction jobs will be created during buildout, and the finished building will create four permanent jobs. The project will utilize New York State Brownfield Cleanup Program (NYS BCP) tax credits. In the case of this project, the credits would be a smaller credit to help cover the costs of site remediation insurance, and a larger credit awarded by the state that would cover 10-20% of the project’s property value, depending on whether it meets certain thresholds. It is still not clear at this point if a CIITAP tax abatement will be pursued.

The 74 units break down as follows: 33 two-bedroom units (1245 SF), 9 one-bedroom units with dens (1090 SF), and 32 one-bedroom units (908 SF). All units include full-size kitchens, wood and/or natural stone finishes, and about half will have balconies. Also included in the 133,000 SF building is 7,440 of amenity space, and there will be 85 parking spaces, 20 surface and 65 in the ground-level garage.

A number of green features are included in the project, such as LED lighting, low-water plumbing fixtures, and a sophisticated Daikin AURORA VRV high-efficency HVAC system, which uses air-source heat pumps. It look like there is some natural gas involved, however, for heating the rooftop ventilation units, and in the amenity space’s fireplace.

Due to soil contamination issues, the plan is essentially to dig up the soil and cart it off to the landfill in Seneca County. The soil runs up to 11.5 feet deep, and the building foundation will be 15 feet below current surface level (about 85% of the foundation will be a shallow slab, with deeper piles near the northeast corner). As a result, some of the bedrock will be removed and disposed of as well. What soil does remain on-site will be sealed in a NYSDEC-approved cap. Concerns about VOCs in the groundwater are somewhat mitigated by the geology of the site (horizontal fractures carry the VOCs downhill), but the ground level is a ventilated garage in part to prevent sustained exposure to vapor intrusion. The project will be presented at this month’s Planning Board meeting, where the board is expected to declare itself lead agency for environmental and site plan review of the proposal.

https://platform.twitter.com/widgets.js

5. So, one of the reasons why the Voice writeup on the Carpenter Park site didn’t include building renders was because in a follow-up phone call for hashing out the emailing of PDF images, Scott Whitham of Whitham Planning was adamant they not be used, describing them as highly conceptual. He didn’t even want to pass them along out of fear they’d mislead the general public. For the merely curious, here are images taken by Second Ward Councilman Ducson Nguyen.

The architecture firm that’s involved with the project is a newcomer to the Ithaca area – Barton Partners, which has a lot of rather high-end, traditional-looking design work scattered throughout the Northeast, as well as a new more modern designs similar to the placeholders. Can’t make any hard conclusions at this point, but a look through their portfolio gives an idea of what one might expect to see with the Carpenter Park redevelopment.

6. The former Wharton movie studio at Stewart Park is slated to become a gallery and visitor’s center, thanks to a $450,000 state grant. The building, which was the studio’s main office from 1914 to 1920, and is currently used by the city Board of Public Works, will be renovated into the Wharton Museum, with exhibit space, a public meeting room, and a terrace / seating area overlooking the lake. The project will be a joint effort by the Wharton Studio Museum and Friends of Stewart Park, with assistance from the City of Ithaca. Todd Zwigard Architects of Skaneateles (Skinny-atlas) will be in charge of designing the new museum space. It will be fairly modest in size, about 1,000 square feet, with the rest remaining for BPW use; the public works division will compensate the loss of space with an addition onto its annex nearby.

The project should dovetail nicely with a couple of other local nonprofit projects underway – the revitalization and expansion of the Stewart Park playground will give younger visitors something to do while their parents or grandparents check out the museum, and there’s potential to work with The Tompkins Center for History and Culture on joint projects that encourage visitors to pay a visit to both Downtown and the lakefront.

7. The Old Library redevelopment is once again the subject of controversy. Due to structural issues with the roof and concerns about it collapsing onto workers during asbestos abatement, the city condemned the building, which changed Travis Hyde Properties plans from sealing the building in a bubble and removing the asbestos before demolition, to tearing it down without removing asbestos from the interior first. Much of the asbestos from its late 1960s construction was removed as part of renovations in 1984, with more in the 1990s, but in areas that weren’t easily accessible, it was left in place.

The new removal plan has led to significant pushback, led by local environmental activist Walter Hang. A petition floating around demands that the city un-condemn the building and then forces Travis Hyde to renovate the building enough to stabilize the roof to remove the asbestos.

While the concern about the asbestos is merited, there are a couple of problems with this plan. It boils down to the fact that New York State code, rather than the city, defines what a developer can and can’t do with asbestos abatement. The two options here are stabilization and removal before demolition of the above-ground structure, or tearing it down piece by piece and using procedures like misting to keep the asbestos from getting airborne, with monitors in place to ensure no fibers are entering the air. The city can’t force a developer to choose one approach over another, if a building is condemned, and the city can’t force Travis Hyde to renovate the building to a state where it wouldn’t be condemned. That would be the NYS Department of Labor’s role. But if the city rescinded its condemnation, a roof renovation would involve removing the existing roof – a procedure that involves misting the on-site asbestos to keep it from getting airborne. With workers going in an out of the building to stabilize the structure and being put at risk by the unstable roof as well as the asbestos, the Department of Labor isn’t going to sign off on anything putting crewmen at risk of a roof collapse.

There is some consternation with this, and that’s fair. The development project did take several months longer to move forward than first anticipated, though had it started on time it’s not clear if the city and THP wouldn’t have been in this position anyway if work had started sooner. Demolition is expected to start within thirty days of the permit being issued (and it has, so in effect, any day now), and take six to eight weeks to complete.

8. Unfortunately, I had to miss this year’s architects’ gallery night, which is a shame because the local firms like to sneak in yet-unannounced plans. Case in point, this photo from Whitham Planning and Design’s facebook page clearly shows something is planned at the site of the Grayhaven Motel at 657 Elmira Road. The Grayhaven has four on-site structures, and the two westernmost buildings look as they do now…but the footprints of the two eastern buildings, where one first pulls in, do not match their current configuration. Intriguing, but also frustrating. The boards on the floor are related to the Visum Green Street proposal, and the other wall board is a North Campus proposal that didn’t make the cut, previously discussed on the blog here.

9. Out in the towns, there’s not a whole lot being reviewed as of late. The town of Lansing will have a look next week at marina renovations, a one lot subdivision, and a 4,250 SF (50’x85′) expansion of a manufacturer, MPL Inc., a circuit board assembler at 41 Dutch Mill Road. The expansion of their 14,250 SF building will create five jobs or less, per site plan review documents.

In Dryden town, the town board continued to review the proposed veterinary office in the former Phoneix Books barn at 1610 Dryden Road, and they’ll had a look at a cell phone tower planned near TC3. Danby’s Planning Board looked at an accessory dwelling application and a two-lot subdivision last week. Ulysses had a look at a proposal for a 6,400 SF pre-school and nursery building planned for 1966 Trumansburg Road, a bit north of Jacksonville hamlet.

The village of Cayuga Heights Planning Board has a single-family home proposal to look at 1012 Triphammer Road, and in the village of Lansing, the Planning Board and Board of Trustees will review and weigh consideration of a PDA that would allow the Beer family’s proposal for multiple pocket neighborhoods of senior cottages to move forward on 40 acres between Millcroft Way and Craft Road. Trumansburg is still looking at the 46 South Street proposal from INHS and Claudia Brenner.

10. Last but not least, the city of Ithaca Planning Board’s agenda for next week. Apart from the long-brewing Carpenter project, there’s nothing else that’s new, continuing the relative lull in new projects. Cornell’s North Campus Expansion continues its public hearing, and the new warehouse and HQ for Emmy’s Organics looks ready to obtain final site plan approval.

1 Agenda Review 6:00
2 Privilege of the Floor 6:05
3 Approval of Minutes: September 25, 2018 6:15
4 Subdivision Review

A. Project: Minor Subdivision 6:20
Location: 111 Clinton St Tax Parcel # 80.-11-11
Applicant: Lynn Truame for Ithaca Neighborhood Housing Services
Actions: Consideration of Preliminary & Final Subdivision Approval

Project Description: The applicant is proposing to subdivide the 1.71 acre property onto two parcels: Parcel A measuring 1.6 acres (69,848 SF) with 299 feet of frontage on S Geneva St and 173 feet on W Clinton St and containing two existing buildings, parking and other site features; and Parcel B measuring .1 acres (4,480 SF) with and 75 feet of frontage on W Clinton St and containing one multi-family building. The property is in the P-1 Zoning District which has the following minimum requirements: 3,000 SF lot size, 30 feet of street frontage, 25-foor front yard, and 10-foot side yards. The project requires an area variance of the existing deficient front yard on the proposed Parcel B. The project is in the Henry St John Historic District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review.

The story behind this is that for legal purposes, INHS needs to split an existing house from its multi-building lot before it can proceed with renovating it as part of the Scatter Site Housing renovation project. No new construction is planned.

B. Project: Major Subdivision (4 Lots) 6:30
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary Subdivision Approval

Project Description: The IURA is proposing to subdivide the 6-acre parcel into four lots. Lot 1 will measure 1.012 acres, Lot 2 will measure 1.023 acres, Lot 3 will measure 2.601 acres, and Lot 4 will measure .619 acres. Lot 3 will be sold to Emmy’s Organics (see below), Lot 4 will be left undeveloped for future trail use, and Lots 1 & 2 will be marketed and sold for future development. This subdivision is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

The Emmy’s Organics project is really two components – one, the new building in the city-owned Cherry Industrial Park, and two, the city’s (IURA’s) construction of a street extension that would service Emmy’s and two smaller lots which could then be sold to a buyer committed to economic growth for presently low and moderate-income households.

5 Site Plan Review
A. Project: Construction of a Public Road 6:45
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Nels Bohn for the Ithaca Urban Renewal Agency (IURA)
Actions: Consideration of Preliminary & Final Approval

Project Description: The IURA is proposing to extend Cherry Street by 400 feet. The road will be built to City standards with a 65-foot ROW, 5-foot sidewalks and tree lawn, and will be turned over to the City upon completion. The road extension is part of a larger development project that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

B. Project: Construction of a 14-24,000 SF Production Facility (Emmy’s Organics) 7:00
Location: Cherry Street, Tax Parcel # 100.-2-21
Applicant: Ian Gaffney for Emmy’s Organics
Actions: Consideration of Preliminary &Final Approval

Project Description: Emmy’s Organics is proposing to construct a production facility of up to 24,000 SF, with a loading dock, parking for 22 cars, landscaping, lighting, and signage. The project will be in two phases: Phase one, which will include a 14,000 SF building and all site improvements; and Phase two, (expected in the next 5 years) which will include an addition of between 14,000 and 20,000 SF. As the project site is undeveloped, site development will include the removal of 2 acres of vegetation including 55 trees of various sizes. The facility is part of a larger project that includes subdivision of land a 40-foot road extension by the Ithaca IURA extension that is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (c) and (j) and B(4) the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), for which the Planning Board made a Negative Declaration of Environmental Significance on September 25, 2018.

C. Project: North Campus Residential Expansion (NCRE) 7:20 Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Public Hearing (continued)

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

D. Project: Falls Park Apartments (74 Units) 7:50 (Notes above)
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Project Overview Presentation, Declaration of Lead Agency
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

E. Sketch Plan – Mixed-Use Proposal – Carpenter Business Park 8:10

6 Zoning Appeals 8:30
# 3108, Area Variance, 327 W Seneca Street
# 3109, Area Variance, 210 Park Place (construction of a carport)
# 3110, Area Variance, 121 W Buffalo Street (installing a deck and wheelchair lift)
# 3111, Use Variance, 2 Fountain Place (the proposed B&B in the old Ithaca College President’s Mansion)
# 3112, use Variance, 2 Willets Place

7 Old/New Business 8:40
Special Meeting October 30, 2018: City Sexual Harassment Policy, Special Permits (Some of the BZA’s Special Permits Review duties are set to be transferred to the Planning Board).

8 Reports 9:00
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

9 Adjournment 9:25





News Tidbits 8/18/18

18 08 2018

1. Here’s the latest update to “The Village at Varna” the Trinitas proposal for the hamlet of Varna. The project had originally started with 224 units and 663 beds, and this latest iteration is down to 219 units and 602 beds. The most notable changes in this new layout are the incorporation of a three-story parking garage to conserve green space, and a larger retail area fronting Dryden Road – there’s nothing in the filing, but at a glance it’s about double the previous size, so from 800 to something around 1600 SF.

With the inclusion of a garage, that frees up more green space – at 55% of the site, it’s now only 4% lower than the requirement (59%, the site is a mix of Varna Hamlet zone types). 541 parking spaces are provided, vs. the 549 required by zoning, and there are some setback variances requested for setbacks from the property line buffers (the buffers themselves are the required 20′ width).

One thing that stands out to me as a potential issue isn’t shape or scale, but unit mix. Of those 219 units, 110 are four-bedroom units. Beyond the argument that four-bedroom units are clearly student oriented (the demand simply isn’t there within the general market), I’m doubtful the demand for 110 four-bedroom units exists outside of Collegetown. Most grad students who take a shine to Varna also opt for smaller spaces, and the undergraduates who fill 4 bedroom+ units generally aren’t interested in living this far out. What modest demand there is for four-bedroom units, is identified and met – projects like 802 Dryden have already incorporated a number of four-bedroom units in their plans. I understand that from a cost per square foot perspective, it’s more efficient to do four-bedroom units (one four-bedroom doesn’t need two kitchens, living rooms and bathrooms like two two-bedroom units would). But it would likely be tougher sell than Trinitas realizes, especially with Cornell planning to expand their campus offerings in the next few years.

To be frank, I’m firmly in the camp that Trinitas could do something good here, but I’m not sure this is it.

2. Let’s just throw another piece of bad news out there – even with the project redesign, PPM Homes cannot make the Ithaca Glass redevelopment work financially. That’s unfortunate not just because of the ten units of infill housing that may not be built, but it and the Wyllie Dry Cleaner redevelopment had received a $500,000 RESTORE NY grant. While that money is untouched, it doesn’t look good to the state that a project that the city vetted and advocated over competing projects has stalled out. To be fair, apparently not even Ed Cope knew of the structural issues at the time of application. The later revision for the Ithaca Glass site removed Wyllie’s from the grant award, and the status of that project isn’t clear. The IURA notes that Cope has talked with INHS about possibly selling them the site so they could go through with the original smaller and modern-looking overbuild, but the issue was that the overbuild wasn’t structurally feasible without a huge investment, and INHS has a lot of coals in the fire at the moment (offhand there’s the Salvation Army site, 209-213 Elm Street, 402 South Cayuga, the Green Street Garage, and Hamilton Square). It’s not looking good at the moment.

3. Speaking of which, quick update on the Salvation Army rebuild and expansion – it’s still in the works between them and INHS, but going slower than first anticipated. The project probably won’t be applying for construction funding this fall, but instead it’s expected to be reviewed by the city, approved and seeking affordable housing funds sometime next year.

 

4. At least the airport expansion project seems to be moving along. According to airport staff, the state has a heavy hand in it, and there have been weekly meetings to source fund to fill the $8 million gap needed to bring the $22 million project forward. Bids have already opened on phase one, the construction of the new main terminal, and the bidding period will close by the end of the month. Phase two, the geothermal power and new concourse, will be bid in early 2019, as will the third phase, the new solar array and U.S. customs facility.

5. Some good news on the affordable housing front, the county is set to disburse joint Cornell-Ithaca-Tompkins Community Housing Development funds funds to help Cornerstone Group’s Milton Meadows proposal move forward in Lansing, eventually totaling $256,875 towards the 72-unit apartment project. Milton Meadows would serve 14 households at up to 50% AMI (area median income, 100% = $59,000/year for a single person), 42 at 60% AMI, and 16 at 80% AMI.

In the next round of funding to be awarded this fall, it looks like the county will award two grants – one to INHS, $140,000 from the CHDF to help pay for two of the four for-sale townhouses at 402 South Cayuga Street (the 80% AMI ones, as the two 100% AMI middle-income units aren’t eligible), and $300,000 to Visum for the twelve units of affordable housing planned at 327 West Seneca Street. The Visum project is conditional since the administrative committee for the funds is awaiting additional details, and the project needs to be approved by the city. Perhaps PPM Homes should reach out for a discussion about whether an application could make its West Seneca project (item #2) work.

6. Developer Scott Morgan’s 16-unit Cayuga Vista Townhomes aren’t in formal review yet, but the land has exchanged hands – $139,500 on the 15th, every penny the sellers wanted. This makes it considerably more likely that the rental project (2 one-bedroom, 12 two-bedroom, 2 three-bedroom) will be coming forward to the town of Lansing planning board over the next few months.

7. For those who dream of owning a B&B, the William Henry Miller Inn is for sale. The building dates from 1878 and served as the private residence of the Osborn family from 1914 to 1996. In 1998, innkeeper Lynette Scofield purchased the property and renovated it into the Inn, which opened the following year. The Inn has enjoyed rave reviews on travel advising websites.

For $1.499 million, you too can be an innkeeper – the sale includes all furnishings, future bookings and  “infinite good will”. It definitely reads as if a very strong preference will be given to those who maintain the inn and its high standards vs. other uses. The inn has nine beds and eleven bathrooms, with an accessory owner’s cottage with one bed and bath. It’s something to fill out your daydreams this weekend.





News Tidbits 8/11/18

11 08 2018

News Tidbits 8/11/18

1. It looks like the Mettler-Toledo facility has a buyer. Ongweoweh Corporation bought the 27,000 SF property at 5 Barr Road in Dryden for $3.24 million on August 3rd. Readers may remember that Mettler-Toledo decided to consolidate the Hi-Speed Dryden plant with a new facility in the Tampa Bay metro, taking 185 jobs with it. Founded in 1978 in Spencer, Ongweoweh Corporation is a Native American-owned pallet management company providing pallet & packaging procurement and design services, recycling services and supply chain optimization programs. The firm had only recently bought its existing 17,577 SF headquarters at 767 Warren Road in Lansing, for $2 million in September 2016 – as Ongweoweh moves to the larger space, it’s putting 767 Warren up for sale for $2.3 million. It’s not clear if this physical expansion will add jobs, and a request for comment was not returned. The company employs a little over 100 people according to a third-party profile, and 58 are based in the Ithaca area.

2. Let’s talk about another business expansion – Emmy’s Organics. The organic cookie producer’s new warehouse and HQ came one step closer to reality this week when the city’s Planning Committee gave its approval to let the full Common Council vote on the sale of 2.601 acres of IURA land to Emmy’s for $242,000. The land is towards the south end of Cherry Street, it’ll be the terminus of the extended Cherry Street, which will be lengthened 400 feet and create two new one-acre lots to sell to business that contribute to the IURA’s goals of job creation for LMI individuals. Examples include drilling tech firm Vector Magnetics, lab electronics manufacturer Precision Filters and the Crossfit Pallas gym. A fourth lot on the west side of the newly extended road would be deeded to the city as a natural buffer between development and the waterfront/Black Diamond Trail.

The initial phase of the $1.25 million development includes 4,000 SF of office/breakroom/entrance area, a 4,500 SF production area, and a 5,500 SF warehouse (14,000 SF total). If growth continues as it has, the plan is to implement a second phase in 2-3 years for a 20,000 SF expansion. The new facility will create at least five new jobs (total staff 24), and the potential expansion would likely add at least another twenty given that phase two called for the parking lot to grow from 22 to 41 spaces.

The rendering of the new HQ above, which is a STREAM Collaborative design, shows both phases. The section in the foreground is phase one, the shed roof structure at back is phase two. The section of parking lot towards the left is a phase two addition as well. No zoning variances are required. Whitham Planning and Design is leading the project through the city review process.

3. Let’s linger on Whitham for a moment. From their website is likely one of the runner-up proposals for the North Campus Residential Expansion over at Cornell. They were partnered with Ann Beha Architects and Baltimore-based Design Collective for a competing design that was ultimately not selected. Cornell interviewed four development teams before going with their final choice, Integreated Acquisition and Development, a firm associated with John Novarr and Phil Proujansky who did the Breazzano in Collegetown. Although owned and operated by Cornell, there is a developer’s fee IAD will earn for developing the NRCE project on behalf of Cornell. That fee varies per project and is usually confidential, but 3-6% is common in commercial builds, and by that yardstick, for a $175 million project IAD stands to make several million dollars.

With nothing more than a site plan, I’d be willing to guess that given the team members, the plan would have been a contemporary design, though perhaps more conservative than ikon.5 – Ann Beha designed the elegant if subdued first phase of the Cornell Law School addition.

4. The Hotel Ithaca is moving forward with the next phase of plans for its South Cayuga Street property. The next project is to tear down the vacated south wing, a 2-story structure built in the 1970s, and replace it with a surface parking lot. At a glance, this is not at all a welcome proposal for a downtown street corner. However, it comes with some promise of a hotel addition down the line. A development pad will be created for a “future market-driven addition”, meaning that if business grows and they decide to expand the hotel, they’ll have a level, stable, shovel-ready site. Until then, it’s seventeen fewer parking spaces the hotel will need in the Cayuga Street parking garage. The $550,000 project would be carried out from August to November, and NH Architecture is handling the landscaping, refinishing of the tower wall and overall application on behalf of owner Hart Hotels.

5. Visum’s not wasting any time on its affordable housing proposal for 327 West Seneca Street. The three-story, 12-unit building is planned for an October start and an April 2019 finish, and will be going before the planning board this month Declaration of Lead Agency and review of Parts 2 and 3 of the Environmental Assessment Form.

The project is an interesting little case study of how maximum height isn’t necessarily optimal. The zoning allows four floors; they want to serve 70-80% area median income, which requires 18 bedrooms for economic feasibility at this site. But to have four floors, the materials need to be fire-rated, and the units would need either emergency exit stairs, or an elevator. Since it’s a small building lot, an elevator would eat into the square footage of units, about a bedroom per floor, so there’s no net gain in rentable space with a fourth floor, but there would be an increased project cost. One could save costs by putting in the stairs vs. the elevator, but the fourth floor units would be harder to fill because they would pose greater access difficulties – ask around and see how many people want to walk up four flights everyday. This is actually one of the major reasons why the Village Solars in Lansing are also three floors, the expense of elevators would have driven their budget higher than the mid-market segment Lifestyle Properties wanted to serve.

Net-zero energy use is being explored (electric heat pumps powered by off-site renewables), and yard and setback variances are being sought after the city seemed receptive to a variant sketch plan with a few more square feet in the units for the sake of livability. STREAM penned a traditional design fitting with the block, and the revisions added a few more windows into the sides of the structure.

Also in the projects memo for this month are final approval for Benderson’s 3,200 SF addition at 744 South Meadow Street and the Declaration of Lead Agency for Cornell’s new north campus dorms. The Benderson project’s landscaping plan was modified slightly, and a new rear exit door and front awning are being considered.

6. Out in the towns there’s not much going on next week. A special meeting of the Town of Ithaca’s Planning Board will decide whether or not to defer to the city as lead agency in the environmental review of Cornell’s north campus expansion. The town of Lansing will be holding public hearings for a one-lot subdivision and a four-lot subdivision for single-family homes.

7. The Lansing Village Cottages plan has its work cut out for it. The design has been tweaked such that the first two home clusters were combined, and the road connecting to Craft Road was realigned. The Millcroft Way connection will have a vegetative buffer and the road would be for emergency vehicle only. However, Millcroft Way residents are still seething – they have $500,000-$700,000, 2,500 SF+ homes locked under a covenant, while the same person who sold their lots is now selling to a developer planning 800-1200 SF cottages. Concerns include traffic, home values, density, and too many senior housing developments, which is a bit of an odd one. Logan’s Run isn’t just a street in Dryden.

The village is pretty hesitant to support this – the Board of Trustees sent the proposal back over to the Planning Board, hoping that they could make some recommendation as to whether it meets the goals of the village. On the one hand, that would seem an easy yes at a glance, it’s senior housing close to urban areas in an affordable price range. However, after shelling out close to $50,000 for lawyers to fight Lisa Bonniwell over her lawsuit to stop the East Pointe Apartments, money that won’t be paid back (perhaps indirectly in property taxes in a few years), the village is afraid of another Article 78 lawsuit, and the residents of Millcroft are very deep-pocketed and willing to go to court. This is vaguely reminiscent of a study that shows wealthier areas are much more adept at stopping density and new housing in general because they have more leverage – one of those being that a fear of costly litigation is a strong municipal deterrent.

8. We’ll end on a positive note – after eight years of back and forth, it appears site prep has begun on the 20 senior housing units planned as part of the Lansing Meadows project. Since developer Eric Goetzmann had until July 31st or else face significant legal action (Goetzmann applied for and received a tax abatement for the BJ’s that was contingent on the housing, and it was at risk of being clawed back), I had dropped by August 3rd. After looking around, it did not seem to be under construction; a bit of upturned dirt and a bulldozer on site. The village decided it was, if barely, according to the Lansing Star:

Yes, he scratched the earth. Yes, he does have the soil fencing in,” {Village Code Enforcement Officer Adam} Robbs said. “He has hired a dedicated contractor at this time to do the site work. He has a culvert permit and approval to install a temporary culvert for construction use. I do have a preliminary set of plans. I am hesitant to say he has begun a significant amount of work… but he has begun work.”

>We’ll see if it merits an update in October.





Amici House Construction Update, 8/2018

10 08 2018

One of the things that stands out about the new Amici House project – or rather, doesn’t – is that the five-story residential building under construction doesn’t really stand out for a structure of its size. The hillside to the east keeps it from being prominent, and the section of Spencer Road on which its sits is tucked away from most neighboring structures – the building is hardly noticeable from South Meadow Street.

The structure is fully framed, nearly fully sheathed with fire-resistant National Gypsum eXP panels, and then layers with Dow Thermax panels, which stand out somewhat because of the reflective aluminum facer. The Thermax panels are glass-fiber reinforced polyiso insulation, a lighter duty but fire-resistant material, and bonus, it’s made at facilities powered by 100% renewable energy and has “zero ozone depleting potential”. The blue material is a liquid sealant to fill the spaces between panel edges (Dow LIQUIDARMOR), and it looks like metal rails are being attached at the ground level, where the exterior finish will be attached. I’ve kinda assumed this will be fiber cement panels, but to be honest I have not seen a materials sheet in the city’s online files.

The same could be said for the new Harriet Giannelis Childcare Center, which looks nothing like the plans on file and presumably is filed somewhere, just not online. To be fair, it doesn’t look bad at all. Perhaps a bit plain, which isn’t a surprise given TCAction’s tight budget, but Schickel Architecture did attempt to dress it up by varying the colors and playing with the architectural details. Given the goals of the project, as long as its appearance doesn’t actively repel visitors and scare the kids, then it’s A-OK. Landscaping, colorful children’s projects and plantings will make it even better.

Note that one of the primary parking areas will be behind the new stone retaining wall at the rear of the property. Another will be along the section of Spencer Road across from the TCAction offices.

More info about the project can be found here.

 





News Tidbits 7/21/18

21 07 2018

1.. I rarely check in on Groton, but here’s an interesting little rehabilitation. Back in August 2017, I noted that a historic village church at 113 Church Street was for sale. The buyers last February were David and Delsy DeMatteo, who own and rent out a number of Groton-area properties. The DeMatteos appear to have submitted and received approval for a plan to renovate the structure into a 12-unit apartment building, replacing the religious-turned-commercial space with ten apartment units (two units already exist). From the look of it, the ten new units would consist of eight one-bedroom and two two-bedroom units. The plan was approved in late fall when the DeMatteo likely had a purchase option on the property, and the sale closed on February 8th. Always nice to see new life breathed into a place that played a role in the lives of many.

2. Over in Dryden village, the second phase of the new Rite Aid-turned-Walgreens development site is being marketed. Great Dane Properties is touting 5,700 SF of space for lease, with a drive-thru option should one desire it. The spec site plan can be seen here – the render above is likely the north elevation. Early conversations stated a 3,800 SF restaurant space (typical for a fast food /chain coffee shop), 1,900 SF of other retail space, and 33 parking spaces, but the plan is vanilla box, meaning minimally finished interior – it’s a shell with the exterior complete and all the utilities are good to go, but the build-out of fixtures, finishes and partitions is up to the tenant. A second commercial real estate posting suggests a 2019 build-out, though it’s more likely based on the ability to secure a primary tenant.  That listing also floats a hotel as another possible use of the location.

The first post came from Craigslist, which as a matter of personal opinion, that seems a bit unbecoming for high-value commercial listings, and may not effectively reach the target market of business owners and RE corporate development teams. You’re trying to fill 5,700 SF of new retail space, not sell Grandma’s old couch.

3. Also in Dryden, plans for a new veterinary office building at 1650 Hanshaw Road. Existing site plan here, proposed site plan here, elevations here. It’s not a particularly large project – a one-story metal building 4,800 SF in size, with revised landscaping 14 new parking spaces. The new building would go in front of the existing building on the property, so not much in the way of site prep required. The plans are being drawn up and led through review by local architect George Breuhaus.

4. It looks like the gut renovation and expansion of 1020 Craft Road is complete. The $1.88 million project involved taking the existing 10,500 SF car dealership-turned-industrial building, tearing out everything except the support beams, and fully rebuilding the interior along with constructing an additional 4,400 SF of space. Three commercial office spaces were completed, and it appears Cayuga Medical has leased two of the spaces for medical offices. The project was developed and built by Marchuska Brothers Construction of Binghamton.

 

5. Speaking of renovations, it looks like someone is interested in the former Tau Epsilon Phi house at 306 Highland Road in Cayuga Heights. The plans show 15 “units” and potentially up to 48 beds, which sounds like a group living situation, but the plans do not identify the developer. The first phase would involve exterior and interior renovations for 36 beds in the 3,400 SF building, enclosing the side porch and constructing a small addition on the southeast face to create a new entrance. A second phase is shown in the documents that would seek a 1134 SF, 12-bed addition at what is currently the front entrance of the early 1960s building, the east facade. It was previously noted that 306 Highland was for sale for $1.385 million, which was steadily reduced to $1.025 million before being taken off the market at the start of June. The village will begin site plan review of the project at its Planning Board meeting on July 23rd.

6. On to Lansing. Here’s a little more about the Hillcrest Tiny House project -memo here, application here, drawings by architectural firm SPEC Consulting here,  . The five homes would be built on 16 Hillcrest Road, a parcel split by Hillcrest Road where it intersects with Warren Drive – the developer is the home owner who lives on the other half of the parcel, south of the intersection. The triangular northern piece would host the rather traditional-looking cottages, which would be one-bedroom units, about 450 SF each, and have two parking spaces apiece. The land is zoned industrial/research, which allows commercial and industrial uses – the owners argue that its location on the west side of Warren Road near other residential development along Hillcrest means that a commercial or industrial use would be out of character.

One could make an argument that this is desirable in that their small size would help address the  middle-market for housing demand, which has been lacking in new options, resulting in existing options being pressured upward in price. The project would cost about $200,000 to build and the owner/developer estimates two months to build each cottage, though it’s not clear if construction of each cottage would be concurrent, or one at a time.

Quick side note, Milton Meadows has submitted a construction plan for the new access road in tandem with the town’s realignment of the Woodsedge Drive/Route 34 intersection. Taylor the Builder, the general contractor for the project, is planning for November 2018 – September 2019 for the 72-unit affordable apartment complex.

7. Urban Core LLC has started exterior demolition and reconstruction work for the Press Bay Court project. I’ve been waiting to officially move this into the construction column for a while, could never quite be sure when walking past – the full rundown and description of the project can be found in the October introduction here. To quote part of it:

“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.”

8. 105 Dearborn has received a construction loan to move forward. The 10,930 SF, 12-bedroom, 16-person high-end skilled care facility will cost $4.2 million to build according to the loan filed this Friday the 20th, and over the next year it’ll slowly take form on what is now a vacant corner in leafy Cornell Heights. Bridges Cornell Heights will run the facility, and add a handful of news jobs as a result of the new addition. Tompkins Trust Company is the lender, and the historically-inspired design was penned by Rochester-based Bero Architecture.

7. Looks like a fairly interesting monthly meeting ahead for the Ithaca City Planning Board. Here’s the agenda:

1. Agenda Review 6:00
2. Privilege of the Floor 6:01

3. Subdivision Review

A. Project: Minor Subdivision 6:15
Location: 508-512 Edgewood Place
Actions: Determination of Environmental Significance – Consideration of Preliminary and Final Approval

This subdivision at the end of a private street in the East Hill neighborhood would re-subdivide a double lot that had been consolidated after the original house burnt down in the late 1930s. Any news structure on the newly created .326 acre lot would be subject to Ithaca Landmarks Preservation Commission design review. No specific plans are on file.

4. Site Plan Review

A. Project: Stewart Park Inclusive Playground 6:30
Location: Stewart Park
Applicant: Rick Manning for the City of Ithaca
Actions: Consideration of Project Changes

Project Description: The project was approved by the Planning Board on March 27, 2018. The applicant is now requesting project changes, including relocation and redesign of the bathrooms and parking area, and layout and programming changes to the overall playground.

The bathroom building was to be combined with a pavilion, but that proved to be expensive and the playground architects had bad experiences with the original structural supplier, so local architecture firm STREAM Collaborative stepped in to design a separate 24′ x 24′ bathroom building with utility rooms and storage space. The pre-school playground and sand garden were moved, the splash pad tweaked, some swings were added and the adult wellness area was deleted for this initial buildout.

B. Project: Minor Subdivision & Construction of a Duplex 6:45
Location: 209 Hudson Street
Applicant: Jagat Sharma, architect, for Bia Stavropoulos, owner
Actions: Determination of Environmental Significance

Touched on this one a couple of weeks ago – the project was revised from two duplexes to just one, with three bedrooms per unit. Even development-averse councilwoman Cynthia Brock offered support for the plan (with minor aesthetic tweaks), which is about as good as one can hope for a green light to proceed. Note no approvals are planned because this has to go to the Board of Zoning Appeals for a lot size variance.

C. Project: Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 7:00
Location: 128 West Falls Street
Applicant: Ron Ronsvalle
Actions: Consideration of Preliminary and Final Subdivision Approval and Site Plan Approval

BZA gave Ronsvalle’s five-unit rental project in Fall Creek the all-clear. This project came up earlier this month in a previous news roundup – a five-unit infill project in Fall Creek, originally approved in February 2015, and revived now that the developer has found a way to continue working after a debilitating accident. Don’t foresee any issues here.

D. Project: North Campus Residential Initiative (NCRI)
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels Landscape Architecture on behalf of Cornell
Actions: Intent to Declare Lead Agency

This will be huge – 766,000 SF of space for 2,000 student dormitory beds and associated program space, including a 1,200 seat dining hall. I’ll have more coverage next week. John Novarr favorite ikon.5 is the project architect.

E. Hudson Street Townhomes – 117-119 Coddington Road –Sketch Plan 7:50

One of this week’s new shinies. This project appears to be slated for a parking between two apartment complexes and across the street from the Elks Lodge just north of Ithaca College’s campus. Depending on how they reconfigure the existing parking lot, they could do a high single-digit or low double-digit number of townhomes. Zoning here is R-3b. Up to four floors/40 feet, 40% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). Lot coverage may end up being based on a subdivision, since this falls into the South Hill Zoning Overlay and no additional primary structures are allowed on a lot. The property has been owned by the Dennis family since 1979, but the developer may be someone else with a purchase deal on the subdivided lot.

F. Falls Park Project – 121-125 Lake Street – Sketch Plan 8:05

This would be whatever Travis Hyde Properties is planning for the former Ithaca Gun site on Gun Hill. I have been told this is “substantially different” from the earlier Ithaca Falls Residences plan. Assume residential. This was rezoned R-3a not long back, up to four floors/40 feet, 35% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). I would expect a fair number of units for a 1.42 acre property; the IFR plan was 45 units.

5. Zoning Appeals 8:10
#3102, 209 Hudson St., Area Variance
#3103, 216 University Ave., Area Variance
#3104, 737 Willow Ave., Area Variance




News Tidbits 7/14/2018

14 07 2018

1. We’ll start of in Dryden with some revisions to the Trinitas project. This project has slowly but steadily been winnowed down in size. The original proposal in late May was 224 units and 663 beds. The June revisions dropped that figure to 22 units and 649 beds. Now with the latest set of revisions, the unit and bed count has fallen to 220 units and 610 beds. In other words, capacity has dropped by about 8% so far. A copy of the presentation Trinitas gave to the town board last month can be found in their minutes on the town website here.

From a site plan perspective, you can see a number of substantial changes – some townhouse buildings were lengthened in the southern corner, other strings shortened or broken up, the clubhouse/community building is now a mixed-use structure, and a couple of townhouse strings were deleted outright. About the only portion that was unchanged was the trio of structures closest to Dryden Road.

The early working name for this project was “Fall Creek Village”, which while referencing Fall Creek just to its north, may not have been a wise choice given the neighborhood of Fall Creek in Ithaca, which has been the epicenter for Ithaca’s gentrification. It was suggested they change the name, ideally to something with “Varna” in it. There’s about a hundred other pros, cons and general thoughts shared during the meeting, which can be read here. The project team would like to have approvals by the end of the fall, for a Spring 2019 – August 2020 construction period. As all the paperwork is filed, reviewed and discussed, expect more revisions to the project before any final approval is considered and granted.

2. Tompkins Financial may have relocated all its operations to its new headquarters, but that doesn’t mean its the end of the road for its old properties. 1051 Craft Road, formerly home to the Tompkins Insurance Agency, was sold to Ithaca Dermatology Associates of Ithaca on June 5th for $1.2 million. The 7,541 SF building was built in 1995 and assessed at $990,000, so Tompkins Trust did okay with the sale price – they purchased the building for $965,000 in 2007.

The new chapter is, as you might’ve already guessed, medical office and service space. With the assistance of a $1.5 million construction loan from Tompkins Trust, the Ithaca Dermatology is renovating the building for its new clinic. The hard cost of the renovations (materials/labor) is $1.025 million, and the spruced up facilities are expected to be open by January. Local architecture firm Chiang O’Brien, who have a specialty in medical facilities (they did Cornell Health’s new building and Planned Parenthood’s new regional HQ) is designing the renovated space, and Hammond Heating and Plumbing is the contractor.

3. If you’re looking for something interesting in local planning board agenda, there isn’t much to see at the moment. The town of Ithaca’s PB will be looking at a vacant lot subdivision between 721 and 817 Elmira Road (no future plans stated), and a lot subdivision on Enfield Falls Road to create three home lots and a large wooded parcel to be conveyed to the state as a conserved natural area. Over in Lansing, they’ll be looking at a plan for five micro-sized rental cottages at 16 Hillcrest Road.

4. The near-waterfront office building at 798 Cascadilla Street has been sold. 798 Cascadilla LLC made a deal with the too-similarly named Cascadilla 798 LLC for $2.55 million on Thursday the 12th.  As reported when then building went on sale, the 18,271 SF office building is home to Palisade Corporation, a software firm specializing in decision making/risk analysis tools. 798 Cascadilla LLC is the managing company for Palisade co-founder Sam McLafferty, who recently passed away. Cascadilla 798 LLC is a bit of a question mark – they were created in May and registered to this address, so maybe someone else associated with Palisade is buying it. The asking price for 798 Cascadilla was $2.7 million, and the tax assessment is for $2 million. Pyramid Brokerage’s David Huckle conducted the sale.

5. Maybe something the infill folks in the city want to watch – 622 West Clinton Street just sold to Jerame Hawkins, who two years ago wanted to do an affordable duplex (60% Area Median Income) to replace the old barn (yes, barn) at the rear of the property, as well as keep the existing house locked in as affordable housing. Carina would have supplied the modular units for the three-bedroom townhomes, and Finger Lakes ReUse would have salvaged the barn. Hawkins had applied for $135k in IURA federal grant funds, but the proposal was not funded. However, his purchase of the property now makes a potential affordable infill project somewhat more likely, though we’ll have to wait and see.

6. Color me intrigued – does Pat Kraft have a tenant lined up for the ground level of his Dryden South building at 205 Dryden Road? I have yet to see paperwork, but we’ll see.

7. It appears the Stavropoulos family, local landlords who have undertaken several smaller-scale projects in recent years, are about to add to their holdings. It would appear they are buying out Jagat Sharma’s properties as the well-known Collegetown architect heads into retirement (since he’s almost 80, I can’t blame him). The Stavropoulos purchased a four-unit house at 208-210 Prospect Street from Sharma this week (for $480k, well above the $350k assessed), and an LLC notice was posted recently for 312 East Seneca LLC, which is registered to the Stavropouloses’ home address. 312 East Seneca is also the office of Sharma Architecture (and the cat cafe), and was eyed as a potential Visum acquisition for its Seneca Flats mixed-use plan at 201 North Aurora Street (Visum has conceptual plans for versions with and without Sharma’s lot, so this sale doesn’t kill their plans, though not having the property shrinks it somewhat).

Slowly but steadily, the Stavropoulos are buying and building their way to significantly-sized landlords. Current projects include the 11-unit building finishing up at 107 North Albany Street, and the infill duplex planned for 209 Hudson Street. Last year, they developed four units at 1001 North Aurora Street, and they have a dozen other properties throughout the city under the business name “Renting Ithaca“.

8. We’ll leave this off with some thoughts from the Tompkins County Housing Committee, with four initiatives it will be pursuing to help address the lack of affordable housing in Ithaca and its surrounding environs:

I. Solicit the state attorney general for ways it might be able to legally expand or enhance its Community Housing Development Fund with Cornell and the city of Ithaca. The CHDF is the only way the county can fund housing development since it can’t legally fund housing development directly, but CHDF is relatively limited in its scale and abilities.

II. Develop a proposal for a municipal matching fund to help with grant writing for affordable housing, zoning improvement and infrastructure to serve affordable housing.

III. Planning staff will conduct an infill site analysis in development focus areas (Downtown, State Street Corridor). This would potentially find opportunities in surplus or underused county property that may be developed as affordable housing through an RFP process.

IV. Planning Staff will participate in the Policy Lab Study (“Jennifer and George’s Study”) to provide data and help inform the client committee. I honestly have no idea what this refers to.

 

 

 





Amici House Construction Update, 6/2018

19 06 2018

There has been significant progress at the Amici House construction site at 661-701 Spencer Road. The 7,010 SF Harriet Giannelis Childcare Center (which will host headstart classrooms and daycare facilities) is fully framed, roofed, fitted with windows, and most of the exterior siding (unsure at a glance if it’s CertainTeed vinyl or fiber cement lap siding, though the top color looks like CertainTeed “Autumn Red”) has been attached. Even some of the trimboards have already been attached along the front entry/porch. It would seem likely that, if logistics provide for it, the building could be open for its first students in the fall.

To be honest, the design is a bit of a surprise – the original building design by Schickel Architecture was the same size but looked quite different, and the revisions were never uploaded (maybe the planning and building department had something on file, but there was nothing online). Note that most of that front-facing concrete slab is going to backfilled (partial refilling of the excavated area).

As for the five-story mixed-use structure, that is just getting underway with structural framing. The first floor, which will have offices and meeting space, has its steel skeleton and some of its exterior stud walls have been attached. The second floor is just getting underway, and the masonry blocks for the elevator core have been assembled. It appears the existing TCAction building will be getting a new roof as part of the construction work – note that they are not able to work here while construction is ongoing, and have temporarily relocated to 609 West Clinton Street. The 20,712 SF building, with its offices and 23 efficiency units for homeless and/or vulnerable young adults, will be completed early next year.

The background information and planning for the project can be found in the March introductory post and photo set here. Prolific regional contractor Welliver is the construction manager for the $8.25 million project.