News Tidbits 1/20/2019

21 01 2019

Now to start digging into the odds and ends:

1. For those interested in learning more about the Carpenter Business Park proposal, Northside United, the neighborhood group that represents the Northside Neighborhood, will be hosting the development team for a presentation and Q&A on Monday, February 4th 6pm at the Quaker Meeting House on 120 Third Street. Here’s the project breakdown as provided in email by Northside United:

Affordable Housing. A 4-story building with 42 one and two-bedroom units of working family housing will be sited near Farmer’s Market and 3rd Street and targeted at those in the 50-60% of area median income ($30,000-$35,000 household income range). The affordable units are in a separate 4-story building from the market rate units, they say due to federal/state requirements for low-income housing tax credits. Park Grove Realty (with staff formerly associated with Conifer) will manage the affordable units.

Market Rate Housing. In addition to the building affordable housing, two other 4-6 story buildings in the development will be targeted at market rate rents (and also include commercial/retail).  Maybe 150 or so units of market rate housing.

CMC Medical Office Building. This 4-story building, at the east end of site near Cascadilla Street, is slated to be mostly medical/specialist offices and a still to be defined “healthcare location,” but not a “convenient-care” type facility.

Commercial Space. Tentatively there will also be approximately 20,000 feet of commercial space in the development.

Neighborhood Design and Features. They talk about this being a small “new neighborhood” of its own, but knitted together with our existing Northside neighborhood.

Community Gardens. Ithaca Community Garden retains its current size (following a land swap) and becomes permanent (pending agreement with Gardens and City). As this is being negotiated with the Gardens and City, NU probably does not need to spend time on it.

Opening Fifth Street to Rt. 13 is being considered.  

Northside United participants have asked the development team consider an urgent care or dental clinic on-site, screening the parking from the rode, better pedestrian and bike access (with reference to Form Ithaca’s boulevard concept), consider townhomes vs. multistory buildings, making the Fifth Street access pedestrian/bike only, well-designed green space, include a local committee of officials, residents and developers to guide the design process, and satisfaction with the affordable component, though they’d like it mixed with other buildings. That last one is always tough, because state-administered affordable housing grants don’t allow this out of concern the market-rate section goes bankrupt; so if they were in the same building, they would still have to be one contiguous entity within the building, as with Visum’s Green Street proposal.

Kind word of advice – if you want to attend but are not a Northside resident, be as respectful like you’re a guest invited to someone else’s house. In the 210 Hancock debate, Fall Creek was strongly negative to the affordable housing proposal, which was in neighboring Northside and better received in Northside. But Fall Creekers had a habit of steering the conversation, which created tensions with Northside United.

2. Dryden’s Tiny Timber Homes has been keeping busy. The firm is rolling out a new line of smaller homes in an effort to better meet the needs of the middle-income housing market. The first home shown above is their first truly tiny timber – a 330 SF home that sells for about $75,000 fully finished. The second example is a U-shaped ranch home being built on Landon Road in the town of Caroline; that 2-bedroom, 856 SF home on 1.2 acres is selling for $199,000, which is practically the maximum buying power of the median family income in Tompkins County (3.4 * $59,000 = $200.6k). The new line of homes will include designs ranging from the 330 SF example, to 1,100 SF, which can be built for $150-$200/SF depending on the home model, location and features.

Tiny Timbers has also rolled out its next cluster development, a 20-home development on 6 acres on a vacant West Hill at the dead end of Campbell Avenue. Plans call for screened parking, a community garden and a multi-use trail. As reported by my Voice colleague Devon Magliozzi, the Planning Board was enthusiastic but cautioned that West Hill was generally averse to any new development. I dunno if that is totally true in this case; I had a conversation with George McGonigal a few years ago when Tiny Timbers bought the property, and he was cautiously optimistic for owner-occupied housing as long as they weren’t “packed like sardines”; dunno if ~3 units/acre passes the test. This would be their second such development, following the Tiny Timbers Varna plan, “The Cottages at Fall Creek Crossing”, which has sold at least four of its fifteen lots (the website shows three sold, but it’s not clear when the webpage was last updated) and is undergoing site prep for the new homes. The homes here would likely be similarly priced, in the $200k-$275k range, and 850 SF – 2,000 SF.

3. Here’s a look at the New York State Department of Transportation’s plan for a new regional facility on Warren Road in the town of Lansing. Here’s a description of the plan as reported by the Lansing Star, per DOT representatives at the meetings to the county and town last week:

“Buildings on the site will include a 30,000 square foot ‘sub-residency’ maintenance building, a 5,000 square foot Cold Storage, a 8,200 square foot Salt Barn, and a 2,500 square foot Hopper Building (covered lean-to). The proposed maintenance building will have vehicle storage for 10 trucks, a loader and tow plow, with one additional double depth mechanical bay and single depth, drive-thru truck washing bay. It also includes an office area (three rooms), lunch/break room (30 people), toilet/shower/locker rooms, storage rooms and mechanical/electrical rooms. The site will also contain stockpile areas for pipe, stone and millings, and ancillary site features including a fueling station, parking for 40 vehicles, and stormwater management facilities. The project will require construction of an access drive from Warren Road and the extension of utilities.”

As is often the case with high-priority state projects, the construction time frame is fast – the governor’s office wants the site built and fully operational by the end of the year. Also, much to the chagrin of some very unhappy neighbors who don’t want a DOT facility nearby, the town of Lansing is not Lead Agency in environmental review – the Federal Aviation Agency (FAA) is, given proximity to the airport (the county sold the 15.5 acres of land to the airport last September). Public resource projects by the state, like state-owned office buildings, state maintenance facilities and labs, are generally excluded from local zoning codes and do not have nearly as lengthy of an approval process. The nearly 1,000 page Environmental Site Assessment report can be found on the DOT website here. CHA Companies (formerly  Clough Harbor and Associates) of Albany, a prominent state contractor, did the assessment on behalf of the state.

There’s always going to be a bit of limitation in where the state can go with a project like this. The state wants out of the waterfront, not just because the county wants the land to be redeveloped, but because the salt and vehicle fluids could pose risks to the water quality of the inlet and lake (and DOT doesn’t want to be on the hook for that), access to 13 is more difficult due to urban traffic, the location isn’t efficient to where the state plows state roads previously handled by the town, and lastly, the state has simply outgrown the waterfront site -it needs more land, and taking the railroad’s or the Farmers Market’s is not a viable option. The state did originally plan using a site in Dryden on Ellis Drive, but the state determined that response time to urban areas was too long, and since some of the land was federally designated as wetland, the site was too small.

4. In the county’s deed filings, one of the more common recordings is the easements filed by NYSEG, often for new line connections to the power grid. Once in a blue moon, they turn up something interesting. The above site sketch comes courtesy of one of those filings. Scott Morgan owns 543 Asbury Road, and in 2015 he had proposed eight duplexes on the property, but the town had issues with that much density on a rural lot, so Morgan shelved the plan and the town amended the code to prevent such density on rural parcels. In turn, it appears that Morgan subdivided the 5-acre lot into four parcels, and is building a duplex on each. If they’re like his Lansing rentals, expect them to be ranch-style units with two bedrooms each.

 





East Pointe Apartments Construction Update, 8/2018

6 08 2018

No one can say DGA Builders is wasting time. A visit on Friday showed three sets of CMU foundation walls have been assembled and mortared, each for a ten-unit townhouse string. A few crewmen kept an eye on a material placement truck, also known as a stone slinger, as it launched rocks into the footprint encased by the foundation walls. This may be a crushed stone base (hardfill) for a concrete slab pour, given the stacks of rebar with surface rust sitting nearby. A shallow foundation would work fine here because two-story buildings aren’t especially heavy as structures go, and it would be less expensive and time consuming than a deep foundation. Elsewhere around the site one sees PVC sanitation pipes (sea green), water pipes (blue), and pieces for utility junctions.

Meanwhile just a stone’s sling away on Nor Way, Forest City realty continues work on the six-unit string (hexplex?) of townhouses. Two are fully framed and roofed, two have had their first floor framed though not fully sheathed, and the other two are only partially framed on the first floor. As with all the townhouse strings, these will incorporated some unique design features while keeping the general unit layout the same. I know they’re not happy about the East Pointe townhomes, but it could be a good synergy – the price points ($1,400-$2,000/month fr East Pointe, $350k for the Heights of Lansing townhouses) are such that renters who may wish to stay in that neighborhood may look at the Heights townhomes as an option.

A website is now up and running for East Pointe. It’s mostly stock images and bland corporate-speak, but they do have floor plans and some new renders. Here’s the advertising pitch:

“This apartment community is located on 20 acres in Lansing, NY, which is part of the Ithaca, NY, market. This is new construction of 140 state-of-the-art apartments. There will be 36 one-bedroom units, 90 two-bedroom units, and 14 three-bedroom units. The project will include fourteen apartment buildings with 10 units in each building that will be walk-up garden style with private entrances and a community building. All units will have high end finishes and amenities, including stainless finish appliances, microwave, dishwasher, washer and dryer, ice maker, granite counter tops, wood cabinets, vinyl plank flooring and wall-to-wall carpeting, tile showers, high end plumbing fixtures and lighting fixtures. All apartments will include a patio or deck. The community building will include the leasing and maintenance office, Great Room and warming kitchen for gatherings, and a fitness center. The project also includes an outdoor pool with changing rooms and shower.”

I have no idea what a warming kitchen is, but my very Sicilian mother is pretty good at turning kitchens into warming spaces around the holidays. A photo of the community center is included below.

UPDATE: I’m just going to add this here since the timing was ever so slightly off- on Monday the 6th, the construction loan was filed with the county. M&T Bank is lending Park Grove (represented by an LLC) $22.6 million for construction of the East Pointe project.





304 Hector Street Courtesy Post

7 03 2018

The following is a courtesy post sent in by Lynn Truame, Senior Real Estate Developer for INHS. 304 Hector Street, on Ithaca’s West Hill, was built in 2017 with the help of IURA-awarded HOME federal grant dollars. The 1,223 SF home is for sale for $149,000 to households making at or below 80% AMI ($42,400 for a single person, $60,500 for a family of four).

***

304 Hector Street:  Green Affordable Homeownership in the City of Ithaca

The single family home at 304 Hector Street looks like dozens of homes all over Ithaca:  an American Foursquare design with a broad front porch, located on a small landscaped lot.  But beneath that modest exterior lies something special:  a brand new LEED Gold Certified home that is affordable to the “Missing Middle”:  households earning around 80% of the Area Median Income, or less then $60,500 for a family of four.

304 Hector is the latest addition to Ithaca Neighborhood Housing Service’s Community Housing Trust (CHT).  The CHT program ensures long-term affordability for purchasers by allowing the homebuyer to only purchase the house. The land is leased from INHS under a very affordable 99-year lease, reducing the initial purchase price by excluding the cost of the land. Subsidies bring the cost to the buyer down even further, allowing CHT homes to be sold at prices that are up to 50% below market value. As the land owner, INHS retains stewardship over the project, ensuring the home remains affordable for future purchasers.

Like all of INHS’ CHT properties, 304 Hector is a “green” building. LEED for Homes, Indoor AirPlus, and Energy Star certified, this house well exceeds the minimum requirements of the building code, with special attention being paid to indoor environmental quality and resource efficiency. This green home surpasses conventional homes in four major areas:  greater energy efficiency, improved indoor air quality, better use of natural resources, and lower impact development. Building to these standards results in a home that is less expensive to heat and cool, more environmentally friendly, more durable, less polluting, and less wasteful to build.

Some of the most notable “green” characteristics of 304 Hector include:

  • Densepack cellulose insulation, made from recycled newspapers
  • EnergyStar appliances
  • Advanced air sealing and mechanical ventilation
  • High efficiency sealed-combustion boiler providing both heat and hot water
  • Low VOC paints
  • Green Label certified carpet
  • High efficiency, low-flow faucets and fixtures
  • Reduced construction waste
  • No tropical hardwoods
  • Triple pane EnergyStar windows

Completed in December 2017, 304 Hector was designed by architect Noah Demarest of STREAM Collaborative, and built by a local contractor, D-Squared Construction.  EnergyStar and LEED Rating services were provided by Steven Winter Associates, Inc.