The Tompkins County Housing Strategy

18 05 2017

The County’s Housing Strategy draft was originally going to be in the next news roundup, but it’s large enough to do separately, and my colleague Kelsey is tackling this meeting for the Voice. For those who couldn’t attend the Housing Strategy hosted by the county last Wednesday evening, the presentation is here and the outline is here. Comments can be sent to the Planning Department here from now through the end of the month.

First, quantities. This was touched on in the news round-up a couple of weeks ago, but the county would like at least 580 units coming online each year, plus specialty student and senior housing. For comparison’s sake, the county hasn’t exceeded that value since 1994, when Kendal was permitted in Cayuga Heights, and prior to 2016, the last time it exceeded 500 units was in 2000.

In more recent years, the value bounced between 200 and 300 units in a given year; during the recession, it dropped into the mid-100s. The article linked above is older, so it lacks the 2015 values, which were 279 units countywide, consistent with 2012-2014. Then we get to 2016, which was just finalized by HUD. There were 575 units, of which 121 were single-family homes, and 454 were multi-family structures. Let’s present that by community (click on the table to expand):

Cayuga Heights and Freeville didn’t approve a single unit, while the 271 units in Ithaca city is their highest stat since 2000, and the second highest in the 35-year online record. Dryden village’s growth can be attributed to Poet’s Landing Phase II, Ithaca town’s to Cayuga Meadows, and Lansing town’s to the Village Solars.

The point of this is to illustrate that 580 units annually is a lofty figure, but it is an attainable goal.

Then we get to locations. The ideal is to focus the growth in the city of Ithaca – since these stats are non-student housing, the targeted areas in the city include Downtown, the State Street Corridor, West End/Waterfront, and anything they can displace from the big box corridor on the southwest side. If a good opportunity for infill presents itself elsewhere in the city, that’s great, but it’s not the focus.

However, not everyone wants to live in Ithaca. Land in the “nodes” is cheaper and oftentimes the approvals process is easier. The county envisions 50-100 in the villages and growing hamlets like Varna and South Lansing, were a town center concept is in the RFP review process. Rural hamlets would see a handful of units annually (30 or less), and other locations basically just refers to Lansing’s suburban sprawl between the village and South Lansing. The town is hellbent on development any which way it happens, conventional approaches are the easiest to get financed, and the county’s not going to fight them.

The county’s housing strategy is three-pronged: Information/Collaboration, New Units and Existing Units.

  • Information and Collaboration includes a virtual housing office for resources and a collaborative network to formulate and pitch housing solutions. It’s kinda vague in the notes.
  • New unit strategies include support for targeted new development, streamlining zoning and examining potential incentives through the IDA.
    • Targeted new development can include RFQs for government-owned surplus property, early community engagement regarding DFAs (Development Focus Areas) and assistance in producing “shovel-ready” sites through things such as sewer access and energy hookups.
    • Streamlining zoning is to make it easier to get an initial product that will look like the final product – less uncertainty, less money spent on revisions. Inclusionary zoning seems pretty much dead in the water, as the county doesn’t seem to know if the community will support incentives for affordable housing, or if will even be effective. Done wrong, an inclusionary ordinance could actually result in less housing, if the burden is too great for the incentives offered.
    • Additional IDA incentives could include mixed-market or all-affordable rentals being eligible for abatements, and possible an abatement for any neighborhood or community who builds in inclusionary zoning. Looking at you, Trumansburg.
  • Existing unit strategies include the encouragement of rehabs (especially from rentals to owner-occupied), code enforcement and fair housing enforcement. Airbnb is still a tricky issue, so expect some tweaks to regulations on what constitutes rentals, hotels and legal occupancy.

There’s also a strong support/monitoring component in the strategy, which basically is a tracker of all projects underway, what stages, what they consist of, and so on. Beat you to the punch guys.





1001 North Aurora Street Construction Update, 4/2017

21 04 2017

Some more progress on the two-building, four-unit 1001 North Aurora Street project in Fall Creek. Since February, the building have been framed out, roofed and shingled. For the record, the shingles are Owens Corning TruDefinition Duration Shingles, Terra Cotta color. Huber ZIP System plywood sheets are being attached to the exterior over the wood studs, and interior framing, rough-ins and drywall is underway.

On a happy note, it looks like the side windows on the eastern building, which had the potential to be deleted as a cost-saving measure, are indeed going in based on the rough openings. The exterior will consist of two brownish shades of LP SmartSide cedar texture siding, with a white lap band and trim. Technically, that white is Sherwin-Williams “Nacre”, and these plebeian lips had to go to Google to figure out how that’s pronounced (NAY-ker). Because mother-of-pearl is just two darn pedestrian. The browns are “Rice Grain” and “Sawdust”.

Developer Stavros Stavropoulos (d/b/a Renting Ithaca) should be bringing these 3-bedroom rental units onto the market by the end of May, as 202 Queen Street and 206 Queen Street. Shortly thereafter, he and architect Daniel Hirtler which be launching into next project, and their biggest to date – a 3-story, 11-unit apartment building at 107 South Albany Street, just west of downtown.





Village Solars Construction Update, 4/2017

19 04 2017

At the never-ending Village Solars apartment complex in Lansing, Building “I” is nearly complete from the outside. It sports a few details that make it stand apart from earlier phases – the balconies railings are a different design, a dark-colored fiber cement board is being used for some of the balcony alcoves, and the heat pumps have been hidden away under a wood lattice screen. Given how clean the immediate project site is, it would not be a surprise if this building is aiming for a May 1 occupancy.

Meanwhile, Building “J” is a little further behind – the windows and doors have been fitted and the roofing is complete, but the exterior wood grain and fiber cement panels are still a work in progress, as is the building trim. The doors on the upper levels will likely lead to small juliette balconies like those seen here. Inside, it’s stud walls and rough-ins, and there did not appear to be any drywall hung yet.You can see the unscreened Daikin heat pumps in the fourth photo below. It looks like the roofing was done by T and J Associated Contractors out of Auburn.

It doesn’t look like work has started on Phase 4 yet, which should consist of the last three buildings in the first stage of build-out (“K”, “L”, and “M”). If it’s anything like the previous phases, the construction team will start with the Phase 4 site clearing this summer. The later stages of development call for multiple phases to the east, and possible replacement of some of the older 1970s apartment buildings with newer structures [3/22 Town Board Minutes]. Potentially, the complete build-out would be around 423 units, from 400 SF studio micro-units to 1,185 SF three-bedroom two-bath apartments. Keep in mind, that would be several years out, well into the next decade. Along with those units come community space, retail components, expanded trail and outdoor components and a bus stop.

Rents look to be in the middle of the market – the micro-unit studios start at $865/month, going all the way up to top-of-the-line three-bedroom units at $1680/month. One-bedrooms and two-bedrooms start at $950/month and $1260/month respectively.

While looking around, an older gentlemen walking his dog went in and out; dunno if it was a relative of the Lucente family (the owner/developers, d/b/a Lifestyle Properties), or a curious onlooker.

 





News Tidbits 3/25/17: Out in the Wild

25 03 2017

1. Let’s start by touching real quick on this past week’s Ithaca town meeting. The Bundy subdivision and the renovation of the former Wings Over Ithaca space at East Hill Plaza were approved, per Matt Butler at the Times. The Greentree project was reviewed and the board granted itself lead agency to conduct environmental review. Greentree owner John Gaunt is still unsure whether he’ll keep the Elmira Road building, which is where Ithaca Beer got its start in the late 1990s. Although primarily a warehouse/ag industry project, there will be some potentially public-friendly features, namely a garden park and picnic area. The board expressed a desire to see Greentree work with neighbor Ithaca Beer for landscaping between the two buildings.

2. I followed up with Lansing town planning consultant Michael Long regarding English Village. As readers might remember from last week, that’s the 58 single-family home lots and 59 townhouses proposed somewhere in Lansing – didn’t know where because that was the first anything has been published about it. Here’s Long’s response:

“The English Village is a concept developed by Jack Young to build a network of single family homes and apts. /condos that surround the existing soccer fields along Water Wagon [sic] Road. It is still very early in the conceptual phase so there has not been an formal application made as yet, but a project that has been talked about for many, many years. We don’t have anything specific yet but is a project “In-progress”.”

Jack Young is a Cayuga Heights businessman (and chair of their zoning board of appeals), who owns a sizable amount of undeveloped land in Lansing; most of it is used for farming. The soccer fields on Waterwagon Road are just east of The Rink, which is putting in a new climbing tower. There’s been plenty of conventional suburban development up this way since the 2000s, although in recent years the new starts have slowed as conventional suburban layout have lost some of their allure to walkable urban or truly rural properties. We’ll have to keep an eye out and see what happens.

3. Now turning attention over to Dryden. Apparently the town of Dryden thinks I’m with the Ithaca Times. Anyway, two new projects have popped up on the radar this week.
The first is a 6,016 SF, 8-unit apartment on the 500 Block of Etna Road just east of the airport. All units will be 1-bedrooms. The developer is Ithacan Salim Kasimov; with partner Yelena Kurbanova, they’ve picked up some properties in and around the area for home construction over the past few years, although this might be their first multi-family building. Simple, maybe a little bland – a floor-separating exterior lap band and two different colors of siding would do wonders.

The project exceeds zoning, where 2 units/acre is allowed, and this is pursuing 8 units on 1.78 subdivided acres (the other lot holds a two-family home). SEAF here, floor plans hereThe argument was that these are all one-bedroom units, and a typical house is 3+ bedrooms, so it’s not a substantial variance. The project was in planning before the rural zoning code was updated, which complicates matters.

According to Dryden town planning director Ray Burger, the ZBA asked for more information, but the application has been withdrawn. This project is in limbo for the time being.

The second is called the “Pineridge Cottages”, and went to the Dryden Planning Board for a sketch plan review this week. This one came up on this blog a long time ago – it’s a proposal for about 20 single-family rental homes on about nine acres on the corner of Dryden Road/Route 13 and Mineah Road. At the time, the logic was that the density requirements would let it slip under the radar, since the project is under 4 units/acre and could have avoided triggering most site plan review regulations. But maybe with the revised zoning laws, that’s no longer the case.

4. It’s a Tiny Timber out in the wild! Not something that was expected while covering the Maple Festival, but there it was on the property. This would be the very first one, according to the Tiny Timbers blog. The TT blog says it’s in Hector (which is correct, it’s 500 feet from the Tompkins/Schuyler County line), but the Wellspring Farm advertises itself with a Trumansburg address, so this was really just fortuitous circumstance. The model is a Model L Lofted with optional green corrugated metal roofing.

It’s looks like sales are off to a good start – the 14 Farm Pond Circle lot is pending, as is the Ellis Hollow Road lot. A Tiny Timber Big Cube is also expected to replace a dilapidated home at 104 Grandview Place on Ithaca’s South Hill. Prospects are so good, Buzz Dolph plans to rent a warehouse on Dryden’s Hall Road to serve as an assembly facility for the modular components, and is looking for construction partners in neighboring markets. Modest, affordable owner-occupied housing is an under-served but big potential market, and to its profit, Tiny Timbers looks to be part of the solution.

5. According to documents filed with the county this week, the construction loan for 607 South Aurora is $1,920,000. Tioga State Bank is the lender on record, with Charlie O’Connor of Modern Living Rentals as developer. The documents give a March-August build-out for the 4-building project; each building will host 2 three-bedroom units, and utilize modular components. These will look pretty similar to the pair that just opened on Old Elmira Road.

The two-family directly on South Aurora is designed with a full-length porch and sculpted brackets, with Hardie Plank fiber cement boards to look more aesthetically pleasing. The trio tucked away from road will use vinyl siding. Advertisements targeting Ithaca College students are already posted on MLR’s website, saying that the 3-bedroom units will rent for $2,250/month, or $750/bedroom.

6. One of those rare interesting things from the slimmed down Ithaca Journal – it appears CFCU has been doing pretty well this decade. Not only were they recently approved for an expansion into Cayuga County and Seneca County (that’s where Geneva is, guys), the Lansing-based credit union and financial services firm has added 40% to its financial holdings and 42 jobs since the start of the decade. Not too shabby at all, keep up the good work.

7. Interesting planning board meeting shaping up. Here’s the March agenda:

1. Agenda Review 6:00

2. Privilege of the Floor 6:01

3. Subdivision Review
A. Project:
Minor Subdivision 6:10
Location: 109 Dearborn Place Tax Parcel 9.-3-11

4. Site Plan Review

A. Project:
Apartments (11 Units) 6:20
Location: 107 S Albany Street
Applicant Stavros Stavropoulos
Actions: Consideration of Preliminary and Final Site Plan Approval

B. Project:
Schwartz Performing Arts Center Plaza Improvements 6:40
Location: 430 College Ave
Applicant: Ram Venkat for Cornell University
Actions: Declaration of Lead Agency .Public Hearing . Determination of Environmental Significance, Consideration of Preliminary & Final Site Plan Approval

C. Project:
Apartments ( 5 Units) 7:00
Location: 118 College Ave
Applicant: Visum Development Group
Actions: Declaration of Lead Agency

D. Project:
Finger Lakes ReUse Commercial Expansion and Supportive Apartments 7:20
Location: 214 Elmira Road
Applicant: Finger Lakes ReUse
Actions: Declaration of Lead Agency

E. Townhomes- 238 Linden Ave – Sketch Plan 7:30

This proposal was removed right before the February meeting. Same details as before: 238 Linden is a non-historic student rental house, and a John Novarr property in a CR-4 zone – 4 floors, no parking required. Further to that, 240 Linden to its north was taken down for staging space for the Breazzano Center, but as that will be finishing up this Spring, it leaves an MU-2 (six floors, no parking) parcel open for development. A townhomes plan suggest one or both of these parcels will host something not unlike the ikon.5-designed townhouses plan Novarr plans to build at 119-125 College Avenue.

F. Apartments 232- 236 Dryden Road – Sketch Plan 7:50

Another CR-4 proposal is slated for what is currently a parking lot at 232-236 Dryden Road. Given that the parking lot address is 232-238 Dryden, it seems plausible a small, remnant component is being kept. The owner is James Rider, the 57-year owner of the Hillside Inn budget hotel in Collegetown. Going out on a limb, it’s likely he is not the developer, but someone else who happens to have a purchasing option. Four floors, no parking required, on a parking lot – seems like a good opportunity for an infill project without much risk to the city’s historic fabric.

5. Zoning Appeals 8:10
#3059, Appeal of Determination, 742 Cascadilla At (Carpenter Bus. Park) – Yes, Maguire has filed the lawsuit and this is related. Carpenter is the Plan B at this point, but they want to make sure that Plan B is legal if that’s what it boils down to.
#3060, Area Variance, 322 Park Place – small addition to an existing house.
#3062, Area Variance, 104 Grandview Place – the Tiny Timber mentioned above.
#3063, Sign Variance, 505 3rd Street (Aldi) – Aldi is renovating and expanding stores across the country, a massive 1,300+ store project that’s liable to cost more than $1.5 billion over the next few years (prototype shown above). Ithaca will be one of the first to get the new layout, adding 2,700 SF to its Aldi outpost. The move is to allow expanded fresh food offerings (meat, dairy and produce), and install new energy-efficient refrigeration units. Note that the expansion is to allow a slightly larger combined store signage area than what’s legally allowed (total 272.9 SF vs 250 SF). Victor-based APD Engineering and Architecture is in charge.

6. Old/New Business 8:30

7. Reports





Ithaka Terraces Construction Update, 3/2017

20 03 2017

Over at the Ithaka Terraces located at 215-221 West Spencer Street, Building “A” is fully framed, sheathed, nearly all Low-E windows have been fitted and the roof has been shingled. Buildings “B” and “C” are still in the process of framing and sheathing. Building “D” might be excavated at this point, but all the snow made it impossible to tell.

Note that the condos use double-stud walls, meaning their are two sets of wood stud walls used in the exterior frame, parallel to each other but spaced apart by about 5 inches. That space is then filled with R39 densely-packed cellulose insulation. The result has its pros and cons. The cons are that it’s more expensive to build, and it reduces the interior space a little bit. The pro is that it’s very energy efficient, which comes in handy for a project trying to achieve net-zero energy use. Along with the low energy consumption and green features, the project will be powered by a solar array owned by the developer out in Caroline.

Since these buildings will have a stucco finish, and stucco tends to absorb moisture but ZIP sheathing does not, most building codes require a water-resistant barrier between the ZIP sheathing and the exterior stucco. This allows the wall to repel and drain off moisture without risking the integrity of the facade. In the photos below, the WRB is the would be the thin white coating going over the sheathing.

Formal marketing for the 12 units is expected to launch in a couple of months. 10 2-bedrooms and 2 3-bedroom units will be available, with prices ranging from $265,000-$390,000.





312-314 Spencer Road Construction Update, 3/2017

20 03 2017

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

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

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

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





News Tidbits 3/18/17: Shoveling Snow to Dig Foundations

18 03 2017

1. A lot of Lansing stuff this week. Let’s start off with a brief update. It’s been about a year since the Thaler family received approvals for their 60-unit mixed-use Cayuga View Senior Living project on Cinema Drive in the village of Lansing. Well, it looks like they are finally ready to get under construction. The County Office of Aging included the project in their list of projects underway, and a check of the project’s Facebook page says they are starting construction this spring for a Spring 2018 opening. The upmarket project will contain 48 1-bedroom units and 12 2-bedrooms units, on a vacant parcel that is one of the last undeveloped high-density properties left in the village. Taylor the Builders will be the general contractor.

2. For a while now, the town of Lansing has been touting a figure of about 900 housing units being held up by the gas moratorium. Here are the statistics to back that up.

Now, the document from town planner Mike Long suggests that for multi-phase projects with some units already complete, the balance has been applied to the summation. If that’s the case, than Village Solars is shooting for a much larger buildout than originally anticipated. The doucment says that still plan on building 423 units. That’s a lot more than the ~310 currently on file. The first stage was increased from 174 to 206 as the result of unit-splitting, so the second set of phases may now have 217? That seems to be what’s implied here.

Note that the gas moratorium is a complication for the Village Solars, but not a project stopper. The newer buildings use electric heat pumps, which are a little more expensive than conventional gas, but they were able to pass the costs on within the rents (+$50/month) without much issue.

3. On another note with that town study, most of the projects noted have already been aired – Cayuga Farms on North Triphammer Road, the Pinney duplexes off of Scofield Road, Schickel’s Farm Pond Circle, and so on. However, a couple are new.

One appears to be a project called “English Village”. It consists of 59 townhomes and 58 single-family home lots. The other is “Cayuga Farms with Lake View”, which lists 30 units. The next has been cast for information, so watch this space.

4. Eric Goetzmann’s senior housing is finally ready to move forward, according to Dan Veaner at the Lansing Star. Lansing Meadows looks to be aiming for about 20 units of senior housing on Oakcrest Road, and a small commercial retail component that complements the housing – an idea being tossed around in the Star article is a coffee shop.

Technically, a coffee shop isn’t allowed in the 2011 PDA that approved BJ’s and the units, but it’s a minor change from the neighboring zoning, and likely to pass without issue. The senior units have been delayed for several years because Goetzmann bit the bullet and built wetlands to replace those that would be disrupted by construction, as required by state law; the U.S. Army Corps of Engineers had to review and sign off on the newly-created salt marsh as satisfactory. That only happened last October.

5. The Ithaca Landmarks Preservation Commission is looking at options for a Collegetown Historic District. Initially, they wanted the 400 Block of College Avenue, the 100 Block of Oak Avenue, Cascadilla Hall, the College Avenue Bridge and 116 Summit Avenue. Then after consultation, they realized that may be a little too much to try and justify to the rest of the city, so it seems they want to move ahead with two individual designations instead – the CTB Building (403 College, the Larkin Block), and 411-15 College Avenue (Stella’s, the Chacona Block). Both are older buildings in the valuable MU-2 zone. The Avramises, who own the Chacona block, did talk about wanting to redevelop it at some point, but that was almost a decade ago, and there haven’t been any formal plans. I can see some kvetching from the ownership, but it seems unlikely that the city will argue against historic designation for these two properties if it moves forward.

6. Looking at the agendas for local planning boards – the town of Ithaca will be looking at a renovation at East Hill Plaza (former Wings into Sedgwick Office Interiors), a 2-lot subdivision on Bundy Road, and a 10,100 SF warehouse/industrial operation at Greentree Nursery’s new building at 142 Ithaca Beer Drive. The Bundy Road subdivision is the big purcahse mentioned a couple of weeks ago – the buyers want to subdivide a 2.27 acre section and have no plans for other 64.7 acres.