323 Taughannock Boulevard Construction Update, 9/2019

21 09 2019

Clearing out the photo stash from the article for the Voice earlier this week.

I didn’t press into in the article, but I don’t understand the relationship between Arnot Realty and local investors Steve Flash and Anne Chernish, who came up with the project. I was on the understanding going in that Arnot bought a 75% stake, but when I asked, the question was immediately shot down and warned that it could not be discussed – I didn’t even get that much pushback from the IDA tax abatement question.

The IDA question was actually my one stipulation when they reached out to suggest a walkthrough – I wouldn’t consider an article unless that topic was addressed. I’ve had people complain articles like this and East Pointe can come off as “fluff pieces”, but there is a real effort to ask and get answers to questions and issues related to those projects.

A close-up of one of the “lifts”. As mentioned in the article, because they aren’t commercial grade, they can’t formally be called elevators.

Note the electric heat pump.

It was clear to me when asking about occupancy that there was some shyness with the response, trying to explain away something, which generally means it’s not good. Here, they said they were happy with the studios, a wide degree of interest, but that people were hesitant to commit to the two-bedroom units without them being more substantially complete. Here’s the transcript:

Brian: [00:06:17] I know we touched on this earlier but just so I have the recorded version of it here, how has the market interest been for the units? Are the studios more popular, or the two bedrooms? [00:06:24][7.7]

Taryn: [00:06:26] Right now, like I said the studios are more popular to hold. [00:06:32][5.5]

Taryn: [00:06:33] But people are looking at the two-bedroom units, we have a lot of people waiting for pretty much this week and next week to see what they would look like with final touches. [00:06:40][6.7]

Ian: [00:06:46] I would say that from an interest perspective it’s been very balanced, right. [00:06:49][2.6]

Ian: [00:06:52] But perhaps that consumers who are interested in the townhomes are a little bit less, in perhaps less of a time crunch as they put it right? If you’re student or a young professional, you have a very definite timeline for moving and occupancy, whereas perhaps if you’re selling a home you’re in a more flexible situation. [00:07:07][15.1]

The units will be ready for occupancy by the end of the month.

The views are great.

High ceilings. They’re still debating whether the small attic spaces will be legally permitted for use as storage space.

The two-bedrooms have plank flooring, while the studios have concrete floors.

Brian: [00:10:23] What surprised you in a good way as this was all coming along, and what surprised you in a bad way? [00:10:28][5.1]

Ian: [00:10:28] This is all coming from, I mean, I was I was going to say like with any construction project there are things you find out in the process of building that that are perhaps surprises, I wouldn’t say that there have been any particularly nasty things that we’ve come across. Or course any time that you’re working on a deep pile foundation, You’re kind of trusting that you know underground is going to be smooth sailing, and for the most part it was and we were really fortunate. [00:11:06][38.1]

Brian: [00:11:07] This uses a unique timber pile deep foundation, right? Because typically a deep pile of steel. [00:11:13][5.5]

Ian: [00:11:13] Yes. [00:11:13][0.0]

Brian: [00:11:14] But this uses like a treated timber that as long as it’s not exposed to air, it could last hundreds of years. [00:11:18][4.0]

Ian: [00:11:20] Right. So yeah. So this is on over one hundred and thirty timber piles, and they’re all driven to a depth of about 30 feet. [00:11:30][9.9]

Brian: [00:11:32] And was it Benson, Bensonwood did the modular components and they got trucked in. [00:11:37][4.6]

Ian: [00:11:37] Right. So it was a panelized construction in terms of the actual structure of the building. So D squared, local contractors out of Lansing. [00:11:46][8.8]

Brian: [00:11:48] Doug Dake? [00:11:48][0.1]

Ian: [00:11:48] And Doug Boles, hence D Squared. Yeah. The did that foundation and they poured the slab and then Bensonwood brought in their panels from New Hampshire and actually raised the building. Over what was probably only about a month and a half to get the whole thing raised, and then finishing is D Squared comes back in. OK so in terms of the labor used on the project, we’re well over 80 percent of what TCAD considers local labor. That has been another focus of ours. [00:12:25][37.3]

Brian: [00:14:40] And this is going to sound terrible. Is it Ar-NOT or AR-noh or something else? [00:14:45][4.8]

Taryn: [00:14:45] Almost like Ar-NIT and like Garnet but yeah. Well there is a gentleman named John Arnot who was a big I think he’s a doctor correct? About a hundred years, maybe not a hundred years ago but a while ago and then so we have the hospital we have, you know, so there’s a lot of places of that (name). [00:15:10][25.1]

Ian: [00:15:12] I guess to clarify by we, the Arnot name, as far as we the Arnot Realty company, we’re not involved with the hospital. [00:15:22][9.4]

Taryn: [00:15:22] Oh sorry. Yes. No we are not at all. [00:15:24][1.8]

Taryn: [00:15:25] There is just um there’s just a lot of aspects of the area that use that name but it’s not. It would have that name but it’s not, they’re not associated. [00:15:32][7.8]

Taryn: [00:15:33] Okay I should. Sorry. That’s sounded. [00:15:35][2.0]

Ian: [00:15:36] That’s fine. We just don’t want to see a video statement from the hospital. [00:15:39][2.6]

Taryn: [00:15:39] Yeah we do not. [00:15:43][4.2]

I have nothing but kind things to say about D Squared Inc. They were courteous and professional the entire time I was on site.

In case anyone still intends to use a studio as a workspace, these are intended to be filled in with business placards, and will be finished out with a decorative veneer when not in use.

323 Taughannock Boulevard Construction Update, 5/2019

2 06 2019

If you think these went up fast, it’s because they did. The modular pieces from Bensonwood were installed in just a couple of weeks; the group of three one week, and the group of five the next (note that the two substrings are slightly offset from each other). The units came with windows fitted and ZIP panel plywood sheathing already in place. The wood rails for the lap siding came after installation onto the foundation. The first floor will be faced with brick, the top two floors with fiber cement lap siding.

The 323 Taughannock project has a name “Boathouse Landing on Cayuga Inlet“. It’s a mouthful. The website is full of the typical heavy, pretentious marketing that defines high-end residential real estate – the reference to “private lifts”, for instance, because calling it an elevator is too plebeian. There’s a substantial possibility that STREAM Collaborative designed the website and branding as they’ve done with some of their projects like the Cottages at Fall Creek Crossing, especially since the layouts are similar, but I doubt any of their staff would employ such overly florid language. It might have been someone at the developer (Arnot Realty) office or a marketing team they contracted out to.

Features and amenities include private patios and balconies, cable and high-speed internet, stainless steel Energy Star appliances, off-site solar power, in-unit laundry, LED lighting, plank flooring on the upper levels, radiant floor heating in the bathrooms, A/C and heat that can be controlled for each room in the unit, private elevators and smart video doorbell systems on certain units, and fully accessible units for those who may have mobility or physical impairment issues. Pets are permitted, and there appears to be an on-site fitness center in the works.

The floor plans can be seen here. The eight two-bedroom units come in three flavors, dubbed “Catalina”, “Hinckley” and “Garwood”. Catalinas have the elevators, and are the largest at 1,750 SF.  Hinckleys are slightly smaller at 1700 SF and lack the elevators, while Garwoods are the smallest at 1,360 SF. All are 2 bedroom, 2.5 bath units. The eight studios come in three flavors as well – “Crosby” (670 SF), “Hobie” (630 SF), and “Laser” (600 SF). It is not clear how those names were selected.

According to online listings, the top-of-the-line Catalinas are listed at $3600-$3700/month, while the other two-bedroom units are $3,400-$3,500/month. Studios go for $1,500-$1,850/month. The project team is aiming to be ready for occupancy by July 29th.

More about the project history and features can be found here.


Absolutely not.

The Catalina two-bedroom floorplan.

The Laser studio floor plan.