News Tidbits 4/29/17: Happy Birthday Mom

29 04 2017

1. The Times’ Matt Butler has written a great summary of almost everything you wanted to know about the Ithaca development approvals process (formally called entitlements). Basically, Ithaca’s high standards and arduous review process come with pros and cons. On a positive note, the city is more likely to get a nice product, the drawback is that it scares developers off. For those who do give the city a spin, the city is a desirable investment for a number of reasons (affluent residents, steadily growing economy), but the lengthy process generates uncertainties (bad for financing) and requires more money (bad for affordability).

There’s nothing wrong with high standards, but it really helps if the city gives developers a set of guidelines for what they’re looking for in a design, rather than forcing them to rely on antiquated zoning. Design guidelines were recently approved for Downtown and Collegetown, which should help, although an overhaul of the zoning would be much welcomed. However, in a city famous for its activism, even the most well-orchestrated plans can be broadsided by NIMBY grassroots, so even with these heavily-structured guidelines, building in Ithaca is likely to have uncertainties and challenges into the foreseeable future.

2. A couple of grants worth noting – Tompkins Community Action was awarded $3.7 million by the state to go towards construction of their Amici House project at 661-701 Spencer Road in Ithaca. The funds will cover about 45% of the $8.25 million construction cost. Work is supposed to begin this summer on the mixed-use project, which includes 23 studio units for vulnerable or previously homeless youth, and a 7,010 SF daycare/early education facility.

In other news,the Alcohol & Drug Council of Tompkins County was awarded $500,000 by the Care Compass Network Innovation Fund to use towards the establishment and operation of a 20-24 bed detox facility, much needed resource as the heroin epidemic continues to grip the nation. CCN is a non-profit consortium funded by Southern Tier health centers like Guthrie, Cayuga Med and Binghamton General. ADC-TC is a non-profit that focuses on substance abuse education, prevention and outpatient treatment. No facility was named in the announcement.

On a third note, the sale of 626 West Buffalo Street was completed. Tompkins County Opportunities, Alternatives, and Resources (OAR) intends to renovate the house into five beds of transitional housing for those getting out of jail and trying to get back on their feet. The intent is to provide, safe, secure housing to better help with the transition process, which can include education, job training and mental health and/or addiction treatment. The house was purchased for $95,000, and an additional $60,000 would be spent on renovations. The county voted to provide $100,000 in a one-time allotment – the rest of the money ($55,000) comes from grants, donations and a mortgage. Ultimately, the goal is to provide decent housing that helps reduce the recidivism rate (convicted persons committing more crimes), ideally saving the county on future court and incarceration costs, as well as what they hope pans out to a lower crime rate.

3. Tiny Timbers seems to be to a good start. The fledging modular timber-frame company run by the Dolph Family has added several members to its construction crew, and they will build the frame components out their newly-adapted warehouse-mill on Hall Road in Dryden. The house in Hector is nearly complete, two more are being prepared (both big cubes), and the gravel road is being constructed for their just-approved five-lot subdivision at 1624 Ellis Hollow Road. Going off the wording of their last blog post, it looks like three of those lots are already reserved or purchased (one lot is a conservation area).

4. Let’s not beat around the bush – you’re coming here for a bit of inside information, not just a news round-up. One of the reasons Dryden and Tompkins County have each committed $1,750 to an infrastructure study of the Route 13 corridor is that there is a concept proposal on the table from INHS for a mixed-use development with retail and 250 affordable housing units, on approximately 50 acres of a 100 acre parcel – half of it is north of the rail trail and would be conserved, possibly through Finger Lakes Land Trust. At 5 units/acre, it’s below Varna’s highest densities, but it’s about the rural threshold of about 2 units/acre.

As it so happens, a quick check of the county’s property tax map shows a 100.44 acre parcel of vacant farmland across the street from 1477 Dryden Road, outlined in blue above. The back half is Fall Creek, so given buffers and general environment concerns, it’s good sense to leave it alone. The land has been owned by the Leonardo Family (the ones who ran The Palms) since 1942.

I asked Dryden Town Planning Director Ray Burger about it, and he knew only what the county said. But it’s something to keep an eye on as the town figures out whether or not to extend sewer to that parcel.

5. It seems like there’s quite the tempest going on in Lansing. Let’s review. All this comes courtesy of the Lansing Star (not for lack of trying on my part. Almost all Lansing staff and officials ignore my phone calls and emails, except zoning officer Marty Moseley. Thanks Marty.).

I. Over in the village, the “Preservation Party” lost the village election by a large margin to the incumbent Community Party by a roughly 75/25 split (240 votes vs 80 votes). This result should settle the Bomax Drive rezoning from commercial tech space to residential once and for all.

Image courtesy of the Lansing Star

II. Lansing town has inked an MOU with Cayuga Heights and Lansing village to install a sewer line up Triphammer Road to create a small sewer district. However, it’s impacts would be substantial – it would have three primary users – the 102-unit Cayuga Farms project, the 117-unit English Village project, and the RINK, which is expanding its facility. The developers want the sewer so much, they’re paying for it in what town supervisor Ed LaVigne is calling a “public/private partnership”. Properties that do not hook up would not be hit with an increased assessment, according to LaVigne and county assessor Jay Franklin.

A back of the envelope estimate suggests $50-$60 million in increased land assessment, and $1.5 million+ in property taxes. Perfect for offsetting a rapidly devaluing power plant that was once your town’s biggest taxpayer. The village boards still need to sign off on the MOU, but Lansing town is desperate to make a deal.

III. The Lansing Meadows senior housing seems to be worked out, and it includes the  small community-focused food retail component desired by developer Eric Goetzmann. The public hearing is on the 1st; if approved next month, the construction bids will be posted shortly thereafter with an intended summer start on the 20-unit mixed-use project.

IV. Just…wow. On the one hand, LaVigne et al. have a right to be upset. Their town’s biggest taxpayer is faltering, they’re trying encourage as much development as they can to offset the plunge in property taxes, and with debates like the West Dryden pipeline, they have a right to be frustrated. But to say the county’s sabotaging your town is a whole different ball game. To say “[r]ight now The County is on the sh** list as far as I’m concerned,” well…

He deserves sympathy. There’s a lot of BS mixed in with the good of Tompkins County, and his town and its schools are in a real bind. Poo pooing them isn’t helping anybody. But…he can’t magically change how people in Dryden or Ithaca think. Ask solar companies if they’d be interested in town properties, find a way to make residential heat pumps and renewables work. Hell, work with TCAD, talk with Heather McDaniel and the green groups and come up with ideas. I had a professor in grad school tell me that “you lure more flies with honey than vinegar”. LaVigne has a right to be upset, but this isn’t a good look.

6. Now that a few people at INHS and County Planning have been annoyed (sorry guys), back to the news. The Journal is reporting that the town of Ulysses has acquired three Jacksonville properties from Exxon Mobil, in what they hope is the next step in closing a disastrous chapter in the town’s history. Back in the 1970s, the former Mobil gas station at the corner of Jacksonville Road and Route 96 leaked enormous amounts of gasoline and poisoned the hamlet’s groundwater – one report says a person passed out from noxious fumes when they turned on their shower.

The state DEC became involved and ordered Exxon Mobil to clean up the mess, which was carried out from 1984 to 1988, and the multinational gas company purchased most of the affected properties and demolished them – an 1827 church was left intact. The DEC’s case file was finally closed in 2005 after the test levels had receded to more acceptable readings, but Exxon Mobil has continued to own the property, letting the church fall into disrepair.

The town is buying the church at 5020 Jacksonville Road, a 0.275 acre vacant lot at 5036 Jacksonville Road, and a 0.656 acre vacant lot at 1853 Trumansburg Road for $5,001 (the trio’s total assessed value is $84,700). The plan is to install a septic for the church at 5036, renovate the church just enough to keep it from rotting out, and once the building is stable, the plan is to resell to someone looking for a unique fixer-upper. If no buyer is found, the town plans to eventually restore the church on their own. The larger lot on Trumansburg Road is being considered for resale towards private development, or use as a TCAT park-and-ride.

7. Is the Canopy Hilton underway or isn’t it underway? Still kinda hard to tell.

8. On the other hand, it looks like the new medical office building planned for Community Corners in Cayuga Heights, is starting demo work. The stone is being stripped from the existing buildings, to be reused on other structures. The Cayuga Medical Associates plan calls for a $5.6 million medical office building at 903-909 Hanshaw Road, 2 floors and 28,000 SF (square-feet), of which 23,200 SF will be lease-able space.

9. Nothing too exciting from the planning board agendas around the county – Lansing has nothing up, Cayuga Heights has nothing of note. Over in the town of Ithaca, Cornell plans to try again with its Peterson Parking Lot replacement (after the disastrous first try last April), the 15-lot Monkemeyer subdivision on East King Road continues review, and a 2-lot modification is up for consideration. In Dryden, the advisory planning board will continue review for the Tiny Timbers Ellis Hollow subdivision mentioned earlier, and a 7-lot subdivision of the former Dryden Lake golf course; there will also be some solar panel discussion, and possibly some info on the ~20 unit Pineridge Cottages project planned for Mineah Road.

 





Tompkins Financial Corporation HQ Construction Update, 4/2017

25 04 2017

I could see the clouds to the north and west, I knew the rain was coming. I even glanced at a radar still on my phone and assumed that, as most fronts tend to do, it was moving west to east in a diagonal SW-NE band – by that logic, I had about fifteen minutes to take photos, run to my car and get my umbrella. As it turns out, the front was pushing north to south. So I did not have fifteen minutes. I had five. Oops.

Anyway, TFC’s new HQ is topped out and decked with corrugated steel (a bit sooner than anticipated), though it’s not built out – the rear (north) flank and the east flank are missing. Those are the portions that will be built over the surface parking. You can make out a couple of the support piles in the pics below, and those will tie into the structural columns in the garage area, and into the structural steel of the upper levels. As noted with 201 College, it’s a bit unexpected that the structure would top out before even a single floor is built out, but it is what it is. The building’s height is there, but in terms of breadth, it’s less than half of the final product. The elevator core is at full height, and the steel stud wall and gypsum sheathing on the back separate the future ground-floor bank branch from the rear parking, which will be reserved for customers and clients. Pipe scaffolding has been erected as workers begin work on the interior (sprinkler system, utilities rough-ins).

Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor. HOLT Architects penned the 110,000 SF building’s design.





Hotel Ithaca Construction Update, 4/2017

23 04 2017

The exterior finishing is further along on the new wing of the Hotel Ithaca. For most of the hotel, the exterior wall construction goes something like this – the steel stud walls are erected, RMax polyiso insulation boards are attached, and the fire-rated GP DensElement fiberglass mat gypsum sheathing panels go over the boards – the maroon sealant is PROSOCO R-Guard FastFlash liquid flashing. DensElement is different from other GP DensGlass products in that the water-resistive barrier (WRB) is integrated into the fiberglass mat, so there shouldn’t be the need to place a barrier over the sheathing. But some parts of the sheathing do appear to have an exterior WRB (compare the southeast and northeast balconies in the first photo below), so make of it what you will.

Once the fiberglass mats are installed and sealed tight, metal clips are adhered to the sheathing, and then Alucobond panels are fastened to the clips. Alucobond is an aluminum panel that is sometimes used as an exterior finish because it’s lightweight and fairly dent-resistant (and aesthetically, metal panels are used for a modern, clean look). The drawbacks are cost, and potential waterproofing issues if not installed correctly. Along the ground floor, stone veneer was applied over the sheathing.

Side note, the initial design called for diamond-shaped panels, which were rejected by the Planning Board with extreme prejudice – one member called it “strip mall architecture“. Although, the strange part of all this is, the final product appears to be a blend of what was initially proposed, and what was approved – the exterior and window elements resemble the final render, but the final submission didn’t have a doorway on the east end of the wing, while the initial design did. The end of this update has a copy of each for comparison.

It looks like the roof is finished and the trim is going on, so with the exception of the remaining metal panels, doors and trim pieces like the balcony railings, the exterior is nearly complete. Hart is aiming for an opening by graduation weekend, so things should move at a fast clip over the next few weeks. Krog Corp, a frequent partner of owner Hart Hotels, is the general contractor.





News Tidbits 4/1/17: High Energy Debates

1 04 2017

1. There might be yet another potential hang-up with the Lansing Meadows project. Previously, developer Eric Goetzmann presented planned to the Lansing village Board of Trustees to densify the initial 12-unit plan and add a small retail component, such as a coffee shop, diner or similar gathering venue. The idea was well received, and so Goetzmann approached the planning board with 20 senior housing units and a small commercial lot TBD, where it was A) news to them, and B) not-so-well received.

According to the Lansing Star, the objection is not to the housing; in fact, the planning board said they’d prefer another four housing units rather than commercial. But they’re not comfortable with the sudden change, and Goetzmann’s looking at the additional costs of revised plans because the Board of Trustees and the Planning Board were not on the same page. It is kind of a weird situation, although not unprecedented (it bears some similarity to the 201 College debate in Ithaca city last year, where the Planning Department and Planning Board were not on the same page). The boards are supposed to meet in early April to retify their differences so Goetzmann knows what he can move forward with, hopefully by this summer.

Looking at the screenshot above, Salem R. LaHood of suburban Syracuse is the architect; apart from being a design partner for some high-end outlet malls, I can’t find much else on his resume.

2. The solar arrays planned in Dryden are getting are less-than-welcome reception, per Cassandra Negley at the Ithaca Times. The argument is pretty similar to the one often used on affordable housing – “we know it’s needed and we like it in concept, but we don’t want it anywhere near us”. But then far from one person is close to another; and it results in lackluster solutions, like affordable housing so far out that it’s isolated from needed goods and services.

One of the biggest sources of opposition is from family and friends of those interred at the Willow Glen Cemetery, which is the landscaped area south of the panels in the image above. Although many of the opposed do not even live in New York, let alone Dryden, it’s argued that the project is “sneaky back-room industrial solar” and will “destroy the atmosphere” (coincidentally, the land across the road from Willow Glen is zoned for and being marketed to roadside commercial tenants). It’s fine to be concerned, but looking at this particular site, the anger is a little overblown – there is sufficient room for a green screen of hedges and trees between the panels and the cemetery, which could easily be included as a stipulation as part of the approvals. Sustainable Tompkins is attempting to push back against some of the criticism, but on the balance, the public comment on the Dryden solar arrays is negative.

Let me approach this with an overarching view. Dryden is strongly opposed to an increase in natural gas (much to Lansing’s chagrin). Wind energy has been vociferously opposed just over the valley in Enfield, and Newfield essentially outlawed wind turbines. Solar panels are also being fought in Ulysses and Newfield. In Ithaca, there have been onerous battles over allowing panels on rooftops in historic districts. The energy to power homes and businesses has to come from somewhere; the preference seems to be for a sustainable option, rather than oil or gas piped in from Pennsylvania or beyond. Every choice is going to have its pros and cons – gas is cheap but environmentally unsound; wind turbines are tall and highly visible; solar panels need space for their cells. Frankly, a lightly-populated area on untaxed land owned by Cornell, which would then pay a PILOT fee for the solar panels, seems like a reasonable option. Someone has to step up and lead by example. Why not the town that fought fracking and won?

Anyway, the town pushed their meeting on the project back by one week to digest the onslaught of criticism. The meeting will be held at the town hall on Thursday April 6th at 7 PM.

UPDATE: The April 6th meeting has been cancelled and cannot be rescheduled until additional paperwork about the project has been received.

3. On the topic of energy, it looks like Cornell wants to move ahead with a trial run of its experimental geothermal project. Per the Times, the initial test phases of the “Earth Source Heating” project could take up to six years and $12-$15 million, which is a lot of money given that no one is certain if it will ultimately be a viable source of renewable energy. Some concern is being expressed that the project is too similar to fracking, but unlike the fracking process, where water is used to shatter shale beneath the surface to extract natural gas, the water used here is much lower pressure and kept in a closed loop, in comparison to fracking’s constant expansion of extraction sites. For the time being, the naysayers are assuaged, so now comes years of designing the project and permitting; an extensive Envrionmental Impact Statement (EIS) seems almost certain. ESH would be groundbreaking in more ways than one, if successful.

4. It looks like the major hurdles to the Travis Hyde Properties Old Library redevelopment have been cleared. With the historic district Certificiate of Appropriateness granted from the city’s ILPC, it’s now a matter of going through site plan review – the developer is hoping for an expedited process that’s settled by May, which given the joint meetings between the Planning Board and ILPC, may be possible. The design review is already complete as is most of the documentation, so at this point, it’s just a matter of making sure there are adequate environmental mitigations in place. After that, it’s time for the county to draft up their docs for the $925,000 sale of the property, and hopefully THP can get the mixed-use project underway later this year. The 73,600 SF project will host 58 market-rate units for the 55+ crowd, community space administered by senior services nonprofit Lifelong, and 1,250 SF of street-front commercial.

5. The Tompkins County IDA held its public hearing for the City Centre tax abatements. As expected, the reactions were mixed. A couple of developers not associated with the project (Frost Travis and Todd Fox) came out and spoke in support, which is really great. For one, these guys are invested in the city and knowledgeable about the market, so they should have an idea on whether City Centre would be a welcome economic addition or detraction. For two, it’s nice to see members of the same real estate community standing up for each other. There are cases now and in the not-so-distant past where developers went out of their way to fight other projects, with the parochial scope that as few units as possible would mean as high rents (revenue) as possible. I’m not necessarily saying every project is great and they need to stick up for it, but it’s heartening to see some are taking a broader scope and speaking on behalf of the ones they recognize as beneficial to the community.

The detractors seem less upset about the project itself than the abatements, and there is the fundamental misunderstanding that taxpayers are “paying” for this project. There is no paying; it just phases in the new property taxes on top of the existing value and taxes for the parcel, rather than one big lump increase from the moment of completion. For the sake of example, if they’re paying $100,000 in taxes now, and a given project will bring it up to $1,000,000 in taxes, an abatement means they’ll still pay $100,000 until the site’s developed, then $200,000 right after completion, then $300,000 the following year, and so on until $1,000,000 (plus inflation) is attained. I’ve tried to explain this in the Voice, the Times has tried to explain this, but it’s still a problem.

6. Two Collegetown projects were brought to light at last week’s planning board meeting. 232-236 Dryden, a Visum Development project, would replace a large surface parking lot and rundown 30-unit apartment building with a 191-bed, 2-building complex. 238 Linden, a Novarr-Mackesey infill project, replaces a 10-bed, non-historic apartment house with 24 studio units in a townhouse-format structure designed by his favorite firm, ikon.5 Architects of Princeton. The target market is Johnson students, particularly Executive MBAs who may want to be closer to the university. One of the neat features is that the rear will have a treated “chameleon-like” surface that will change color depending on viewing angle, not unlike the pearl metallics used on some custom cars.

The plan is to have both 232-236 Dryden and 238 Linden underway late this year. Both are likely to have August 2018 openings, although 232-236 Dryden might be a two-phase project, with the second structure coming online in August 2019.

Keen readers will note that the Times has the sole coverage of 238 Linden right now, and this was not in the Voice; Nick Reynolds was at the meeting, I was not, and while I’ve been trying to get renders, I have yet to come through with one. I’d rather play catch-up than sacrifice integrity. I’ll follow up in the Voice eventually, but in the meanwhile, the blog is fair game because I make no money from it.

7. The town of Ithaca planning board looks to have a fairly quiet agenda for next week. Renewing some temporary modular structures at Cornell, construction signage for Maplewood, and An 11-lot subdivision on South Hill, “Ithaca Estates III” featuring Lilium Lane, Monarda Way and Rock Cress Road.

Unfortunately, it’s the Monkemeyer property, where the town has been entertaining ideas of a new urban neighborhood since its new Comprehensive Plan was passed in 2014. Evan Monkemeyer chose to revive a plan from 2010 for two cul-de-sacs off of a new arterial road that would cut through the property; and given the long-term build-out schematic shown above, there would be more cul-de-sacs to come, for a fairly conventional 1990s era suburban layout. Even though he’s apparently mowed the future roads in place on satellite, this doesn’t match up with the town’s Form Ithaca-inspired visions at all. The issue isn’t the housing, it’s the layout. The town’s planning push has been moving away from cul-de-sacs and towards connected streets.

Monkemeyer’s gone down this road before. It didn’t work out very well. Reviving a seven year-old plan that doesn’t fit with the town’s more recent Comprehensive Plan is not, and shouldn’t be, something that is going to sail through the planning board. Token future park space isn’t going to change that. Of course, then he’ll just whine to Rep. Tom Reed again. To Monkemeyer’s credit, the town has been taken uncomfortably long with formulating their new zoning code, it looks like some of the multi-year delay was the town’s fault over who was responsible for a water easement – but given the 6+ years since the issue was raised, it doesn’t appear he was pushing the matter much.





Tompkins Financial Corporation HQ Construction Update, 3/2017

25 03 2017

Apparently I forgot to to an update on the Tompkins Financial project last month? It must have slipped off the radar after the Voice received its spark notes version. Funny how it was about 60 F when the February photos were taken, and about 30 F when the March photos were snapped.

Anyway, structural steel framing is underway, giving an idea of the bulk of Tompkins Financial Corporation’s new 110,000 headquarters at 118 East Seneca Street. Framing has started for the first five floors of the seven story building, and mor beams will be built upward and outward – note the indents in the elevator core on the side facing Seneca Place, intended for future steel beams. The lowest floors have also received corrugated steel decking. There are still a couple of floors to go, as evidenced by the wood forms on the elevator shaft. The concrete will extend another two floors before it’s topped out. The building’s ground to rooftop height will be exactly 100 feet.

A May or early June topping out seems plausible. Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor.

February 2017





Hotel Ithaca Construction Update, 2/2017

21 02 2017

The to-do list for the $13.8 million Hotel Ithaca “modernization” is drawing short as it nears its May completion date. All the DensGlass fireproof fiberglass mat gypsum sheathing is in place and the edges of the panels are closed up with liquid flashing. On top of the sheathing are metal clips to which the exterior panels are mounted. The stone veneer on the first floor is mostly finished. Many, but not all of the balcony doors, windows and AC units have been fitted. Details like balcony railings will be installed towards the end of exterior work. On the inside of the building, it’s a good bet that the rough-ins are complete, insulation and drywall is probably in place and close to being completed, with crews moving onto things like subfloors/underlayment, painting, and installation of room fixtures such as sinks and bathtubs. The rest of the AC units will likely go in after the subfloors are installed.

Some Hotel Ithaca job postings are advertising 94 new rooms, but unless there were some last minute changes, the number on file is 90. Also worth noting, the contractor, Buffalo-based Krog Corp., and its team of subcontractors have done a fairly good job of staying on Hart Hotels’ schedule – the SPR doc from two years ago called for an April 2017 opening.

More background info on the Hotel Ithaca project can be found here, and by using the “Hotel Ithaca” tag one can backtrack through the bimonthly progress reports.

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News Tidbits 1/28/17: Helping You Avoid Politics For Five Minutes

28 01 2017

1. Looking at sales, it looks like there were a couple of big ones this week in the Ithaca area. The first was on Friday the 20th, where 402-04 Eddy Street was sold for $913,000. The buyer was an LLC tied to Charles and Heather Tallman, who own several properties in Collegetown. The $913k price is above the 2015 assessment of $880k, but below the 2016 $1 million assessment. The Tallman historically have not been the kind to redevelop property, and the three-story mixed-use building is part of the East Hill Historic District, so don’t expect any big changes.

The next two were on Wednesday the 25th – Parkside Gardens on the Southside at 202 Fair Street, and Lakeside (Grandview Court) on South Hill, were sold for a whopping $10,450,000 from a Long Island landlord (Arbor Hill Homes) to an LLC based out of Delaware. Parkside has 51 units and was built in the 1950s, and is assessed at $2 million. It sold for $4.2 million, about double what the $2.145 million the owner paid in 2007. Lakeside has 58 units and was built in the 1970s. It is assessed at $2.8 million, the previous owner paid $2.58 million in 2007, and just sold it for $6.25 million.

Up until 2014, they accepted housing vouchers, but according to an email from the IURA’s Nels Bohn, The Learning Web handled the vouchers and the IURA has nothing about the complexes on file after 2014. It might be a case similar to Ithaca East, where the affordable housing lease period ran out and the owner converted to market rate. The Voice tried to do a story on it in Fall 2015, but it went nowhere, and then again in January 2016, and it went nowhere. I did research but Jeff and Mike were going to be the respective writers. Here are my notes from September 21, 2015:

The two complexes were recently offered for sale, but the listing was deactivated. According to 2011 IURA minutes, the owner is kind of a sleazeball, uses them as an investment property but doesn’t do maintenance. Another company (Rochester-based Pathstone, they’ve done work with INHS) considered buying Parkside in 2011/12, but backed out when problems arose.

One could argue that the two complexes had a shady owner who just cashed out big. The buyer can be traced through its unique name to a Baltimore company called Hopkins Holding, and a LinkedIn profile of a partner in the company saying their specialty is student housing. At the high price paid for Lakeside, I could easily see a redevelopment happening, though I’m not as certain about Parkside’s future.

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2. There were also a couple of construction loans filed this week. Tompkins Trust lent Collegetown Crossing $500,000 according to a filing on the 23rd, but the type of work is unspecified in the county docs. Tompkins Trust also lent INHS $1,581,796 in a separate filing on the 23rd, to finance the seven for-sale townhouses underway at 202 Hancock Street in Northside, part of the 210 Hancock affordable housing project.

3. A few weeks ago, the pending sale of the former Phoenix Books barn at 1610 Dryden Road came up. Now we what the plans are. It appears a local businessman wants to renovate the barn and use it for automotive trailer sales. The plan requires a special use permit from the town because it’s a residential zone, and the project is seeking a landscaping outdoor area to showcase trailers for sale. It doesn’t read as if the barn itself will be greatly altered in appearance, although its structural stability is in question, so it will need its north wall shored up, and roof repaired so that rainwater stops pouring into the basement. The town will be going through the project over the next couple of months, but there don’t appear to be any big obstacles that will prevent a permit from being issued.

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4. For the sake of acknowledgement, the ILPC approved of Jason Fane’s renovation plans for the Masonic Temple. There was a little back-and-forth about window replacements, and they made sure to note that the “for rent” signage was not grandfathered and would have to come down once the three commercial spaces are rented out, and the signage would not be allowed to go back up even if the spaces were vacated at a later date. The ILPC also seems inclined towards a historic district on the north edge of Collegetown along Oak Avenue and Cascadilla Place, but that still has yet to take form.

5. Out in the towns and villages, there isn’t anything too exciting on the agenda. Cayuga Heights had a one-lot subdivision for a new home site at 1010 Triphammer for their latest meeting. The town of Dryden had a 5-lot subdivision off of 1624 Ellis Hollow Road, and a 7-lot subdivision at the former Dryden Lake Golf Course.Dryden also received the sketch plan for the 12 Megawatt solar array planned by Distributed Solar at 2150 Dryden Road (12 MW is enough for ~2400 homes). Ulysses had to review a special permit for turning a nursery business into a bakery/residence, and a 2 Megawatt array at the rear of 1574 Trumansburg Road. The town of Lansing had a meeting scheduled, but nothing was ever put online, nor was there a cancellation notice.

6. The townhouses at 902 Dryden are starting to rise up. Visum Development’s facebook page notes that the foundations for all structures are complete, and framing is underway; you can see roof trusses on the right of the photo. Looks like a typical wood frame with Huber ZIP sheathing, which has become the popular (and arguably more effective) alternative to traditional plywood and housewrap. According to the hashtag overkill, the 8-unit, 26-bed housing plan is still on track for an August 2017 occupancy.

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7. Quick wrap up, we now have addresses for the two-family homes going up on Old Elmira Road. They will be 125 Elmira Road and 129 Elmira Road. This means the end of the awkward Spencer Road/Old Elmira Road disclaimer in the next (and probably last) update in March, although for the sake of continuity the title of the post won’t change – continuity was the same reason 210 Hancock was co-tagged with neighborhood pride site for about a year. Just trying to make it easier to follow along.